Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
Planning Commission Packet 08-16-2023
Planning Commission 1 of 2 August 16, 2023 CITY OF PLYMOUTH AGENDA Regular Planning Commission August 16, 2023, 7:00 PM 1. CALL TO ORDER AND PLEDGE OF ALLEGIANCE 2. PUBLIC FORUM—Individuals may address the Commission about any item not contained on the regular agenda. A maximum of 15 minutes is allotted for the Forum. If the full 15 minutes are not needed for the Forum, the Commission will continue with the agenda. The Commission will take no official action on items discussed at the Forum, with the exception of referral to staff for future reports. 3. APPROVE AGENDA —Planning Commission members may add items to the agenda for discussion purposes or staff direction only. The Commission will not normally take official action on items added to the agenda. 4. CONSENT AGENDA —These items are considered to be routine and enacted by one motion. There will be no separate discussion of these items unless a Commission member or citizen so requests, in which event the item will be removed from the Consent Agenda and placed elsewhere on the agenda. 4.1 Adopt proposed June 21, 2023 Planning Commission minutes. Draft Minutes.pdf 4.2 Variance request to the bluff setback requirement for a deck addition for the property located at 2105 Xanthus Lane (Chris Monroe and Dale Kivimaki - 2023048) Planning Commission Report Location Map Aerial Notification Area Map Variance Standards Applicant's Narrative Survey, Site Plan, and Deck Plans Draft Resolution 5. PUBLIC HEARINGS 5.1 Review comprehensive plan text amendments, rezoning, and zoning text amendment for City Center (City of Plymouth - 2023045). Planning Commission Report Resolution Comp Plan Text Amendment Notification Map Ordinance Rezoning 1 Planning Commission 2 of 2 August 16, 2023 Resolution Findings of Fact Ordinance - Zoning Code City Center Design Standards 6. NEW BUSINESS 7. ADJOURNMENT 2 Regular Planning Commission August 16, 2023 Agenda Number:4.1 To:Dave Callister, City Manager Prepared by:Chloe McGuire, Planning and Development Manager Reviewed by:Grant Fernelius, Community and Economic Development Director Item:Adopt proposed June 21, 2023 Planning Commission minutes. 1. Action Requested: Adopt the proposed minutes from the June 21, 2023 Planning Commission meeting. 2. Background: The regular Planning Commission meeting was held on June 21, 2023. 3. Budget Impact: N/A 4. Attachments: Draft Minutes.pdf 3 1 Proposed Minutes June 21, 2023 Proposed Minutes Planning Commission Meeting June 21, 2023 Chair Boo called a Meeting of the Plymouth Planning Commission to order at 7:00 p.m. in the Council Chambers of City Hall, 3400 Plymouth Boulevard, on June 21, 2023. COMMISSIONERS PRESENT: Chair Michael Boo, Bill Wixon, Marc Anderson, Julie Olson, Neha Markanda, Jennifer Jerulle, and Josh Fowler COMMISSIONERS ABSENT: Neha Markanda STAFF PRESENT: Planning and Development Manager Chloe McGuire, Senior Planner Lori Sommers, Senior Planner Shawn Drill, Senior Planner Kip Berglund, Community and Economic Development Director Grant Fernelius, Engineering Services Manager Chris McKenzie, and Planning Intern Rachel Jeske Chair Boo led the Pledge of Allegiance. Call to Order Open Forum Approval of Agenda Motion was made by Commissioner Wixon and seconded by Commissioner Fowler to approve the agenda. With all Commissioners voting in favor, the motion carried. Consent Agenda (4.1) Planning Commission minutes from meeting held on June 7, 2023. (4.2) Variance to allow an encroachment into the required tributary stream setback for a rear yard addition located at 15610 55th Avenue (Purdue - 2023028) Motion was made by Commissioner Fowler and seconded by Commissioner Jerulle to approve the consent agenda. With all Commissioners voting in favor, the motion carried. 4 2 Proposed Minutes June 21, 2023 Public Hearings (5.1) Conditional use permit request by APV Automotive, LLC for indoor limited motor vehicle sales within the existing industrial building located at 15020 27th Avenue (2023026) Senior Planner Drill presented the staff report. Commissioner Anderson noted a limit of no more than five vehicles for sale within the draft resolution and asked if that would address storage. Senior Planner Drill confirmed that number is all encompassing, and all vehicles would need to be inside. He noted that the license the business would have the same limit of five vehicles. He confirmed that language could be added to clarify that. Chair Boo asked and received confirmation that the sign would be governed by the sign regulations. Commissioner Jerulle asked if this would apply only to the northern portion of the building. Senior Planner Drill replied that the business can only have five vehicles, therefore they would not need additional space. He noted that any changes to the CUP would require the applicant to amend the conditional use permit approval. Commissioner Wixon asked how the five-car restriction would be monitored over time. Senior Planner Drill replied that is managed through the state licensing. Chair Boo introduced Dennis Bilenko, representing the applicant who stated that they were present to address any questions. Commissioner Anderson asked the type of vehicles the applicant is planning to sell. Mr. Bilenko provided some of his experience selling vehicles and with construction. He stated that they are planning to sell passenger-type vehicles, mostly sedans. Chair Boo opened the public hearing. No one from the public wished to speak on the matter. Chair Boo closed the public hearing. Motion was made by Commissioner Jerulle and seconded by Commissioner Anderson to recommend approval of the draft resolution approving the conditional use permit for APV Automotive, LLC for the property located at 15020 27th Avenue, with the additional clarifying language to specify only five vehicles to be stored on the site in total. With all Commissioners voting in favor, the motion carried. 5 3 Proposed Minutes June 21, 2023 (5.2) Conditional use permit to allow indoor commercial recreation use in the I-1 (light industrial) zoning district located at 3500 Holly Lane (Plymouth Wayzata Fusion Soccer Club - 2023025) Senior Planner Sommers presented the staff report. Commissioner Wixon asked the present use of the space. Senior Planner Sommers replied that the space is currently vacant. Commissioner Jerulle asked if there has been discussion about not allowing a right turn out onto Rockford. Senior Planner Sommers replied that has been discussed and if there is concern that arises, the CUP would allow the city to close the right out. Chair Boo introduced Jeff Josephs, representing Plymouth Wayzata Fusion Soccer Club, who stated that they are excited about the opportunity and believe that this indoor training facility will be great for the kids. He noted that the clients from their business will most likely also benefit the other retail businesses in the area. Chair Boo introduced Brian Parham, representing Plymouth Wayzata Fusion Soccer Club, who stated that he is the President of the club, and they appreciate the support of the com mission in developing this project. Commissioner Jerulle asked the number of kids in the program. Mr. Parham replied that there are just under 5,000 kids in the program. Commissioner Wixon asked the anticipated timeline for construction. Mr. Josephs replied that they believe construction would take about 60 days. Chair Boo opened the public hearing. No comments. Chair Boo closed the public hearing. Motion was made by Commissioner Anderson and seconded by Commissioner Olson to recommend approval of the draft resolution approving the conditional use permit for the Plymouth Wayzata Fusion Soccer Club for the property located at 3500 Holly Lane. With all Commissioners voting in favor, the motion carried. 6 4 Proposed Minutes June 21, 2023 (5.3) Request by Thielen & Green P.A., for approval of a site plan amendment, conditional use permit, and variances to allow construction of a of a new motor fuel station/convenience store with prepared food, with attached accessory car wash, and related site improvements in the C-3 (highway commercial) zoning district for the property located at 9605 36th Avenue (Thielen & Green P.A. - 2023009) Senior Planner Berglund presented the staff report. Chair Boo asked if the bypass lane variance is acceptable to staff because the bypass lane is not a safety requirement in this instance. Senior Planner Berglund replied that the fire division has reviewed this application and the bypass would not be needed to meet fire requirements. Chair Boo asked if the Kilmer Lane plan is approved in the sense that this is on the agenda of the city and the property to the west has been acquired or whether additional steps would still be necessary. Engineering Services Manager McKenzie replied that the city owns the property that the building is on, and demolition is planned within the next six to nine months with the 36th Avenue reconstruction planned for 2025. Chair Boo asked if the developer would be required to install the extensions across city land. Engineering Services Manager McKenzie replied that if the project is constructed relatively soon, they would connect to the existing Kilmer Lane, and the city would install the appropriate extensions with the road project. Commissioner Jerulle asked if it would make sense to approve this after that project is completed. Engineering Services Manager McKenzie replied that the projects should be considered independently. Commissioner Olson commented that she was a little confused on how access would be provided and whether Kilmer Lane is currently being used. Senior Planner Berglund replied that both entrances are currently being used for the property. He noted that the city and MnDOT would like to see the entrance along 36th eliminated because of the proximity to the highway ramps. Chair Boo introduced Chris Thielen, representing the applicant, who stated that the current convenience/gas station is in need of upgrades, and they are excited to provide those. He stated that they did review the 36th Avenue entrance extensively but agree with staff and MnDOT that should be eliminated with access provided along Kilmer. Commissioner Wixon asked if there is a stoplight planned for Kilmer in the future. 7 5 Proposed Minutes June 21, 2023 Engineering Services Manager McKenzie replied that the 36th Avenue corridor has recently closed the public comment period. He stated that no solutions have been determined as they are still in the planning and evaluation process. Chair Boo opened the public hearing. No comments. Chair Boo closed the public hearing. Commissioner Anderson stated that he does not oppose the variances as the site is constrained by its narrow dimension. Commissioner Wixon commented that he also supports the variances but asked if the students in the area were considered at all in this request. Chair Boo commented that he would assume that the city will review traffic patterns and appropriate controls during the 36th Avenue corridor plan. Engineering Services Manager McKenzie confirmed that all stakeholders in the corridor have been solicited for input, including pedestrian and bicycle traffic. Motion was made by Commissioner Fowler and seconded by Commissioner Wixon to recommend approval of the draft resolution approving the site plan amendment, conditional use permit, and variances for construction of a new fuel station/convenience store, located at 9605 36th Avenue, subject to the conditions outlined in the draft resolution. With all Commissioners voting in favor, the motion carried. (5.4) Request by Leo A Daly, on account of Hennepin County Facility Services, for approval of a site plan amendment, conditional use permits and variances to allow the construction of a 100,000 square-foot Hennepin County Sheriff’s Office Public Safety Services Division building and related site improvements, for the property located at 1145 Shenandoah Lane (Leo A Daly on account of Hennepin County Facility Services - 2023015) Senior Planner Berglund presented the staff report. Commissioner Anderson stated that in the past they have seen a number of requests for variances within the shoreland overlay district but believed that this is the first time they are seeing calculations related to BMPs to offset that. Senior Planner Berglund commented that it was previously not a requirement to have a BMP to offset additional impervious, but it is now a requirement. He commented that the applicant has gone above and beyond that requirement in the proposed plans. Chair Boo asked the anticipated traffic coming and going from this facility. 8 6 Proposed Minutes June 21, 2023 Senior Planner Berglund replied that the applicant has described the use of this building as a location to house the fleet. He stated that employees would arrive in their personal vehicles and then leave in the fleet vehicles for the day. He commented that this would not be a dispatch center with emergency vehicles consistently leaving. Engineering Services Manager McKenzie replied that this would not add significantly more vehicles and the roadway can support the additional traffic. He commented that the vehicles would leave the site without lights and sirens and go to their assigned location within the county. Chair Boo asked where this service is currently being provided. Senior Planner Berglund replied that the current facility is in Brooklyn Park. Chair Boo commented that he is very concerned with the lighting as this facility is within a neighborhood. He commented that while he fully supports the approach, lighting would impose on neighbors. Chair Boo introduced Matthew Keenan, representing the applicant, who stated that the facility currently being used was meant to be temporary and is aging and being outgrown. She stated that they are looking to create an improved space that provides safety and security to employees and patrons. She stated that they felt that it would be appropriate to place this facility on the site to keep it under the umbrella of the Sheriff’s Department campus as the dispatch is already located on this site. Mr. Keenan commented that they have given a lot of consideration towards lighting and that is why the building is placed closer to the lake. He noted that there are also trees along the street that provide a buffer. He commented that they did not believe that the light would impede past the site. The applicant commented that Hennepin County has adopted a climate action plan and would be implementing many of those elements into this project. She commented that this will be a catalyst for their future buildings. Commissioner Fowler appreciated going above and beyond and asked if there has been any consideration with doing the same in terms of lighting. He asked if they have looked to offset the light on the neighbors, park and lake by reducing the lighting or footcandles. Mr. Keenan replied that the majority of the lights are full cut off, with the exception of the up light for the flag and near the entrance. He stated that the numbers of lights is necessary for safety and to ensure the cameras onsite will function properly. He noted that the majority of the site lighting is behind the building and there is a substantial grade difference on the site. He commented that they feel that they have mitigated that factor to ensure it would not be obtrusive to others. Commissioner Jerulle thanked Hennepin County and the Sheriff’s Office for the services they provide. She commented that there are a lot of residential homes in that area and asked the recourse should that facility be a target. 9 7 Proposed Minutes June 21, 2023 Mr. Keenan commented that they did take that into consideration and extended the existing secure perimeter, with multiple ways to get in and out. He commented that they have done a lot to ensure it would not become a bunker situation. The applicant also noted that they also used thoughtful design to ensure the facility is secure. Commissioner Jerulle asked who would be the back up if the bunker scenario were to occur. Mr. Keenan explained that the majority of the staff for this building are out in the field with only one or two dozen staff people in the building. He stated that if the bunker situation were to occur, the vehicles would return to the location to provide assistance and that they also have other facilities, this would not be the only one. She explained how they plan to reuse the Brooklyn Park site. Chair Boo noted that the public hearing was opened at the last meeting and continues to be open, should anyone from the public wish to make comment. No comments. Chair Boo closed the public hearing. Commissioner Anderson commented that he sees good choices being made by the county in terms of a new building and appreciated the BMPs that go above and beyond what is required by the shoreland overlay district. He commented that the variances make sense considering the use of the facility. He commended the architect and/or staff for the color-coded drawings as that made it easier to understand. Chair Boo commented that the community should be willing to accept these types of uses within the community and the county has been a good neighbor in this location. He stated that after the comments tonight he feels more comfortable with some elements such as the fencing and lighting. He noted that the lack of speakers from the community shows that the county has been a good neighbor. Motion was made by Commissioner Anderson and seconded by Commissioner Olson to recommend approval of the draft resolution approving the site plan amendment, conditional use permits, and variances for construction of the Hennepin County Sheriff’s Office Headquarters, located at 1145 Shenandoah Lane, subject to the conditions outlined in the draft resolution. With all Commissioners voting in favor, the motion carried. (5.5) Discuss zoning ordinance text amendment to amend beekeeping regulations (2023036) Planning and Development Manager McGuire presented the staff report. 10 8 Proposed Minutes June 21, 2023 Chair Boo asked if there is concern with the setback of ten feet and whether that would be too close to neighbors. He asked where the four-to-eight-foot sign would be located and also asked for details on the allowed 12-foot height for the apiaries. Planning and Development Manager McGuire replied that the setback was one of the biggest questions under the first review. She stated that the ten-foot setback was recommended in review of ordinances used by other cities. She commented that staff feels that ten feet is sufficient as when added to the structure setback that would still provide 35 feet. She stated that the signs are recommended to alert others about beekeeping but there are not specifics about where the sign should be placed. She stated that the sign location would be determined during the permit process. She stated that the city allows ten to 15 feet for detached buildings and therefore they chose 12 feet seemed reasonable. Commissioner Anderson asked if bees would be upset with lawnmowing and attack the mower. He noted that could lead to someone not mowing to create more pollinator habitat which would go against the city ordinance. Planning and Development Manager McGuire replied that the code does allow a natural preserve, therefore if someone wanted to let their yard go native, they could work with staff to do so. Chair Boo introduced Jenny Warner, 216 Sheridan Avenue S in Minneapolis, commented that she has been keeping bees for a long time in many different areas, including residential areas. She commented that there are different levels of concern with beekeeping. She commented that she has never seen a 12-foot hive and typically range from three to five feet high. She commented that there is a lot of fear of bees, but generally the only people stung by honeybees are the beekeepers. She commented that neighbors often do not see the bees as they prefer massive areas of flowers or blooms rather than choosing potted plants. She stated that mowing can be an issue but only if mowing directly around the hive. She commented that heavy construction vibration can be upsetting to bees. She also provided input on the flight path. Commissioner Wixon asked if the hive could be moved with the bees inside. Ms. Warner confirmed that the hives can be moved with the bees inside. Commissioner Wixon asked the number of bees in a typical hive. Ms. Warner replied that it would depend on the time of the year and size of the hive, noting that a hive could reach 40,000. Commissioner Fowler asked if the maximum of two hives is reasonable. Ms. Warner replied that is a low number. She explained how hives reproduce, dividing in half which typically occurs in the spring. She noted that following winter, hives would need to be divided. She commented that if people are successful, it may be difficult to limit to two, but it can be done. Commissioner Fowler asked how a maximum of two hives was decided. 11 9 Proposed Minutes June 21, 2023 Ms. Warner commented that many cities have chosen that same limit because it keeps it small. Commissioner Fowler asked how a request would be analyzed if a neighbor were to object to a request. Planning and Development Manager McGuire stated that there would be specific findings, similar to a home occupation review. Chair Boo opened the public hearing. No comments. Chair Boo closed the public hearing. Commissioner Anderson commented that he was glad to see this resurface with the changes and supports this as he has previously raised bees. He commented that he is glad to see the requirement of a course on beekeeping in the northern climate. Commissioner Wixon commented that he supports the request although he is not well versed in bees. Chair Boo commented that the height seems unnecessary and attracts more questions than it deserves. He suggested changing the height limit to eight feet. He agreed that the signage location should be handled administratively but should be public facing. He was unsure that there be a requirement for a pollinator garden as that would burden people with a requirement that is not necessary for a successful hive. He commented that two hives seem like an easy start and liked that there are beekeeping communities that people could reach out to. Motion was made by Commissioner Boo and seconded by Commissioner Anderson to recommend approval of the resolution as drafted with the following changes: the hive shall have a maximum height of eight feet, signage shall be oriented towards the public, and the requirement for a garden be removed. Further discussion: Commissioner Fowler suggested that the signage face the nearest property line as opposed to towards the public. Chair Boo commented that the nearest property line could be the woods and therefore his language would provide staff with discretion. With all Commissioners voting in favor, the motion carried. (5.6) Discuss zoning ordinance text amendment to amend accessory dwelling unit (ADU) regulations (2023030) Planning and Development Manager McGuire presented the staff report. 12 10 Proposed Minutes June 21, 2023 Commissioner Jerulle asked which cities were used to review for comparison. Planning and Development Manager McGuire replied that instead of going to one city as a model, staff worked off the current ordinance to amend it rather than restarting. She stated that they then looked to other cities to review their ordinances or determine if there have been any complaints. She stated that the majority of the additions were related to the fire and building code. Commissioner Jerulle stated that in reviewing the provisions of other cities she liked the additional regulation related to rentals. Chair Boo opened the public hearing. No comments. Chair Boo closed the public hearing. Chair Boo commented that the ordinance is a pretty good step away from the existing ordinance as it would allow for rental to anyone provided it is not a short-term lease. Commissioner Fowler commented that limiting to only renting to someone in their family would be too limiting. He noted that an ADU could be used to house a caretaker f or the property owner and/or property. Commissioner Olson agreed, noting that there are all kinds of families and people have different needs. She commented that she is concerned that the property could be 75 percent the size of the existing structure. Planning and Development Manager McGuire commented that the ADU could be 1,000 square feet, or not bigger than the existing home. She noted that the 1,000 square feet would be the maximum in most cases. Commissioner Olson commented that if the ADU does not fit into the lot she would not support a variance in the shoreland overlay district. Commissioner Wixon commented that he also believes that the ADU should not be limited to relatives. He provided a scenario in which his father required 24-hour care from someone that was not related. Commissioner Olson asked if an ADU would need to have a separate entrance. Planning and Development Manager McGuire replied that if the unit can be accessed by the front door of the home, it would not be considered an ADU. Commissioner Wixon asked what happens after the initial application is approved, specifically whether there is any follow up when occupancy changes. 13 11 Proposed Minutes June 21, 2023 Planning and Development Manager McGuire replied that if the ADU were being rented, it would require a rental license. Commissioner Jerulle used the scenario that someone is receiving hospice care and the caretaker is staying in the ADU. She asked if that would be considered a short-term lease. Planning and Development Manager McGuire replied that she did not believe that would be an issue as there would not be a lease in place and it would not be rented. She noted that she would follow up with the building official. Chair Boo commented that someone has to be committed to building a new building on their site. He stated that if the desire were to provide space for a temporary healthcare worker, someone would not build a new building. Commissioner Fowler commented that he still questions the parking requirement. He noted that there are many situations were an elderly parent may occupy the ADU and may not require parking. He commented that it would seem that requiring two additional parking spaces may eliminate the ability for a property to qualify for an ADU. He asked if that would be part of the application process and if the unit were to be rented in the future the parking requirement could be triggered. Planning and Development Manager McGuire commented that they could change that to adequate parking. She noted that if parking issues were to arise, parking could be required to be added. Chair Boo noted that the city does not allow parking on the street overnight, therefore parking would need to be addressed onsite and it would make sense to administratively review the parking. Motion was made by Chair Boo and seconded by Commissioner Jerulle to recommend approval of the zoning text amendment to amend accessory dwelling unit regulations with the addition that no variances for impervious surface shall be considered and that the parking requirement shall be removed and reviewed administratively. With all Commissioners voting in favor, the motion carried. Adjournment Chair Boo adjourned the meeting at 9:09 p.m. 14 Regular Planning Commission August 16, 2023 Agenda Number:4.2 To:Planning Commission Prepared by:Kip Berglund, Senior Planner Reviewed by:Grant Fernelius, Community and Economic Development Director File No:2023048 1. Applicant: Chris Monroe and Dale Kivimaki 2. Proposal: Variance request to the bluff setback requirement for a deck addition 3. Location: 2105 Xanthus Lane 4. Guiding: LA-1 5. Zoning: RSF-1 6. School District: Wayzata (No 284) 7. Review Deadline: November 29, 2023 8. Description: Variance request to the bluff setback requirement for an 11.5-foot by 22.7-foot elevated deck addition for the property located at 2105 Xanthus Lane 15 9. Attachments: Planning Commission Report Location Map Aerial Notification Area Map Variance Standards Applicant's Narrative Survey, Site Plan, and Deck Plans Draft Resolution 16 Planning Commission Report Information Chris Monroe and Dale Kivimaki – Bluff Setback Variance Request, 2105 Xanthus Lane (20230048) INTRODUCTION The applicant is requesting approval of a bluff setback variance to allow an 11.5-foot by 22.7-foot elevated deck addition. The proposed deck addition would be located roughly 10 feet from the top of the bluff to the south and one foot from the bluff to the west, where the zoning ordinance specifies 30 feet. Notice of the public meeting was mailed to all property owners within 200 feet of the site. A copy of the notification area map is attached. CONTEXT: Surrounding Land Uses Adjacent Land Use Guiding Zoning North, South, and East (across Xanthus Lane) Single family homes in the Imperial Hills 2nd subdivision LA-1 RSF-1 West Mooney Lake N/A N/A Natural Characteristics of Site The lot is in the Minnehaha Creek watershed district. It is a riparian lot, which contains a bluff on the western side, within the shoreland overlay district of Mooney Lake, which also functions as flood plain. There are no wetlands on the property. Previous Actions Affecting Site The subject lot was created in 1966 as part of the Imperial Hills 2 nd Addition subdivision. The home was built in 1968. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The city’s discretion in approving or denying a variance is limited to whether or not the proposal meets the standards for a variance. The city has a relatively high level of discretion with a variance because the burden of proof is on the applicant to show that they meet the standards for a variance. ANALYSIS OF REQUEST: The applicant is requesting approval of a bluff setback variance to allow the construction of a 11.5- foot by 22.7-foot elevated deck in the northwest corner of the home into the rear yard. 17 2023048 Page 2 In 1966, the subdivision was developed within the R-1 (single family residential) zoning district, under different lot setback and lot width requirements. In 1996, the city updated the zoning ordinance for the entire city and repealed most of the zoning districts in place at the time. At that time, the city adopted shoreland management rules and regulations as drafted by the Department of Natural Resources. Consequently, the majority of the lots within the subdivision do not meet the minimum setback requirements from the top of the bluff (as shown on the aerial photo). The proposed setback to the top of the bluff would not be out of character with other properties within the development. The proposed deck would align with the existing decks and enclosed porches on the property to the north and south. As shown on the next page, the existing southwest corner of the home is located 24.5 feet from the top of the bluff to the south and one foot from the bluff to the west. This is considered a legal non- conforming setback. The setback requirement for any structure from the ordinary high-water level (OWHL) is 75 feet. The proposed deck addition would be roughly 80 feet from the OWHL and meet the ordinance requirement. 18 2023048 Page 3 The applicant is requesting the variance to allow construction of an elevated deck on pier footings toward Mooney Lake off the northwestern corner of the home. Staff notes that grading work has been done on the lake side of the property to flatten the area and create a usable yard. However, the survey identified a bluff on the subject property. A bluff is a slope that: 1) lies within a shoreland management overlay district and drains toward the waterbody; 2) has at least 25 vertical feet of elevation change between the OWHL and the top of the bluff; and 3) has at least one 50- foot segment between the toe of the bluff and the top of the bluff (measured horizontally and perpendicular to the OWHL) that has an average gradient of 30 percent or more. Therefore, the zoning ordinance specifies that any new structure be located at least 30 feet from the top of the bluff. 19 2023048 Page 4 The applicant states that the proposed deck addition would allow for the increased usability of the home, allow for wheelchair accessibility to the scenic views of Mooney Lake for all family members during outdoor gatherings. The deck, located upon pier footings, would be less intrusive to the bluff as it would contain footings and not a full foundation. The elevated deck would not further alter the bluff as the area has been previously graded as shown in the previous photos and attached to this report. FINDINGS: In review of the request, staff finds that all applicable variance standards listed in section 21030 of the zoning ordinance would be met, as follows: 1) The requested variance for a deck addition is consistent with the residential uses listed for this land use classification in the comprehensive plan. 2) The applicant has demonstrated that there are practical difficulties in complying with the ordinance regulations, because: a. the request is reasonable, and the property would be used in a reasonable manner; b. the request is due to circumstances not created by the landowners as they purchased the home in 2022, not the original owner, and the width of the lot and proximity to the bluff limits the area for reasonable expansion; and c. the variance would not alter the essential character of the lot or neighborhood given the number of homes within the development with existing non-conforming setbacks similar to as being proposed and that the proposed addition would not alter the slope toward the lake as it would be located on areas that have previously been graded to create a flatter usable area. 3) The requested variance is not based upon economic considerations, but rather, is based upon a desire to make improvements to the home and provide updated usable living space and accessible outdoor living space. 4) The requested variance and resulting construction would not be detrimental to the public welfare, nor would it be injurious to other land or improvements in the neighborhood. The proposed deck addition would maintain a similar setback from the side property line that currently exists and meet the required setback from the ordinary high-water level. 5) The requested variance and resulting construction would not impair an adequate supply of light and air to adjacent properties, nor would it increase traffic congestion or the danger of fire, endanger the public safety, or substantially diminish property values within the neighborhood. The proposed deck addition would fit the architecture of the existing home and increase the property value of this lot. 6) The variance requested is the minimum action required to address the practical difficulties. The proposed deck addition would improve the livability of the home and meet or exceed all other zoning regulations. 20 2023048 Page 5 RECOMMENDATION: Community and Economic Development Department staff recommends approval of the requested variance at 2105 Xanthus Lane, subject to the findings and conditions listed in the attached resolution. 21 w w w w wwwwww w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w wwww w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w wwwww w w w w w w w w w w w w w w w w w w w w w w w w w w w wwwww w w w w w w w w w w w w w w w w w w w w w w w w w wwww w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w wwwww w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w www w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w 2 2 n d Ave 23rd Av e Xa n t h u s L n 20th Ave Pl y m o u t h / M e d i n a/O r o no B o u n d a ry SITE ^ LA-1 LA-1 LA-1 LA-1 Mooney Lake Mooney Lake 2023048 Chris Monroe 2105 Xanthus Lane Request for a Bluff Setback Variance K250 0 250 500125 Feet Legend C, Comercial CC, City Center CO, Commercial Office IND w w LA-1, Living Area 1 w w w w w w w w w LA-2, Living Area 2 w w w w w ww w w w w w w w w w w w w w w w w w LA-3, Living Area 3 LA-4, Living Area 4 LA-5 MXD MXD-R P-I, Public/Semi-Public/Institutional 22 MOONEY LAKE SITE 20th Ave N Wa ln u t G r ov e L n N Xanthus Ln N 2023048 -- Aerial Photograph K125 0 125 25062.5 Feet = SITE 23 Hennepin County Locate & Notify Map 0 100 20050 Feet Date: 8/3/2023 Buffer Size:200Map Comments: This data (i) is furnished 'AS IS' with no representation as tocompleteness or accuracy; (ii) is furnished with no warranty of anykind; and (iii) is notsuitable for legal, engineering or surveyingpurposes. Hennepin County shall not be liable for any damage, injuryor loss resulting from this data. For more information, contact Hennepin County GIS Office300 6th Street South, Minneapolis, MN 55487 / gis.info@hennepin.us 24 Forms: ZOvariancestds.docx Community Development Department 3400 Plymouth Boulevard Plymouth, MN 55447 (763)509-5450 FAX (763) 509-5407 ZONING ORDINANCE VARIANCE STANDARDS The City Council or Zoning Administrator may approve a variance application (major or minor, respectively) only upon finding that all of the following criteria, as applicable, have been met: 1. The variance, and its resulting construction or project, would be in harmony with the general purposes and intent of this Chapter, and would be consistent with the comprehensive plan. 2. The variance applicant has satisfactorily established that there are practical difficulties in complying with this Chapter. “Practical difficulties” means that: a. the applicant proposes to use the property in a reasonable manner not permitted by this Chapter; b. the plight of the landowner is due to circumstances unique to the property that were not created by the landowner; and c. the variance, if granted, would not alter the essential character of the locality. 3. The variance request is not based exclusively upon economic considerations. 4. The variance, and its resulting construction or project, would not be detrimental to the public welfare, nor would it be injurious to other land or improvements in the neighborhood. 5. The variance, and its resulting construction or project, would not impair an adequate supply of light and air to adjacent properties, nor would it substantially increase traffic congestion in public streets, increase the danger of fire, endanger the public safety, or substantially diminish property values within the neighborhood. 6. The variance requested is the minimum action required to address or alleviate the practical difficulties. Section 21030-Plymouth Zoning Ordinance 25 Forms: ZOvariancestds.docx Residence of 2105 Xanthus Lane North is requesting a variance to construct a deck structure that extends past the existing Bluff Set-back Line as shown on the site survey completed. Homeowner is requesting this variance based on the following circumstances to address items #2 and #3 on the variance check-list. Zoning Ordinance Variance Standards – Item #2 1. Currently as shown on the Site Survey provided with variance request documents, the current residence structure has been built over the required additional Bluff-Setback Line. It is assumed that there was a variance granted for the residence construction. 2. The Request for this additional deck aligns with adjacent properties owners’ decks and enclosed porches that have been previously constructed. 3. The homeowners purchased the current property to enjoy the final years before full retirement on lake front property that is in close proximity to their locally owned small business in Minneapolis. The decision for this specific residence also allowed the opportunity to accommodate family celebrations that include the brother of homeowner who is para-pelagic. With their large, motorized wheelchair, this house was previously designed slab on grade from house entry sidewalk allowing direct access with a wheelchair. The addition of the deck would be located off of main dining/kitchen and allow for wheelchair access to scenic views of Mooney Lake for all family members during summer family gatherings 4. It is the homeowners view that the lake set-back line and the added bluff set- back line creates an excessive requirement above and beyond what a normal requirement for lakefront property. Zoning Ordinance Variance Standards – Item #3 1. This request has no basis on economic gain. It is a request to add enjoyment and scenic views to Mooney Lake. 26 PROJECT LOCATION MAP N PROJECT SITE MOONEY LAKE HU N T E R D R I V E M N R O U T E 6 MN R O U T E 1 0 1 XANTHUS LN N PROJECT CONTACT LIST ARCHITECT SYNERGY ARCHITECTURE STUDIO, LLC MATTHEW O'KEEFE 33 SOUTH 6TH STREET SUITE 4660 MINNEAPOLIS, MN MOKEEFE@SYNERGYARCHSTUDIO.COM 612 . 383 . 2702 BUILDING OWNER THE MONROE'S MATTHEW OKEEFE 2015 XANTHUS LANE NORTH PLYMOUTH, MN 55447 MOKEEFE@SYNERGYARCHSTUDIO.COM 651-592-0063 CONTACT: M O O N E Y L A K E P R O P E R T Y L I N E P R O P E R T Y L I N E P R O P E R T Y L I N E L A K E S E T B A C K B U I L D I N G S E T B A C K B U I L D I N G S E T B A C K EXISTING (2) STORY RESIDENCE PROPOSED DECK AT LEVEL 02 LA KE SETBA C K Drawn By Checked By Project No ©2 0 1 9 S Y N E R G Y A R C H I T E C T U R E S T U D I O , L L C 33 SOUTH 6TH STREET SUITE 4660 MINNEAPOLIS, MN 55402 612 . 383 . 2701 | SYNERGYARCHSTUDIO.COM 7/ 1 0 / 2 0 2 3 8 : 2 7 : 4 4 A M T000 TITLE SHEET DECK for the MONROE RESIDENCE MWO EM 2105 XANTHUS LANE NORTH PLYMOUTH, MN 55447 DECK for the MONROE RESIDENCE INDEX OF SHEETS No Title CI T Y S U B M I T T A L 00-TITLE T000 TITLE SHEET ● T001 REVISION NARRATIVE SHEET 01-CIVIL C1 TOPOGRAPHIC SURVEY 02-ARCHITECTURE A100 FRAMING, AND DECK PLANS A101 ELEVATIONS, SECTIONS, AND DETAILS No.Description Date CITY SUBMITTAL 07.10.2023 1" = 10'-0"1 SITE PLAN N 27 M o o n e y L a k e CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com Pl o t t e d : 0 6 / 0 8 / 2 0 2 3 9 : 0 A M W : \ 2 0 2 3 \ 2 3 1 9 6 \ C A D D D A T A \ S U R V E Y \ S 2 3 1 9 6 - M a s t e r OUCKSL QUALITY CONTROL PROFESSIONAL SIGNATURE SUBMITTAL/REVISIONS CADD QUALIFICATION MONROE RESIDENCE 2105 XANTHUS LANE N. PLYMOUTH, MN 55447 CHRIS MONROE 2105 XANTHUS LANE N. PLYMOUTH, MN 55447 N SCALE IN FEET 0 20 40 TOPOGRAPHIC SURVEY 1 OF 1 (Per Hennepin County Tax Records) Lot 10, Block 1, IMPERIAL HILLS 2ND ADDITION, Hennepin County, Minnesota. DESCRIPTION OF PROPERTY SURVEY REPORT 1. This is not a Boundary Survey. No boundary work was performed for this survey. Line work for lots and roads are approximate, provisional in nature, and subject to amendment. This survey was prepared without the benefit of a Title Commitment. There may or may not be easements of record encumbering this property. 2. The address, if disclosed in documents provided to or obtained by the surveyor, or observed while conducting the fieldwork is 2105 Xanthus Lane N., Plymouth, MN 55447. 3. Benchmark: MnDOT DISK 2713C In Wayzata, in southeast corner of Fernadle Avenue Bridge No. 27131 over TH 12; 3.1 miles west along TH 12 from the junction of TH 12 & I-494 at TH 12 milepoint 153.8. Elevation = 995.24 feet (NGVD29) Site Benchmark: Top nut of hydrant located near the northeast corner of property, as shown hereon. Elevation = 1026.50 feet (NGVD29) 4. Tree diameters shown hereon are measured at breast height. 5. The field work was completed on May 19, 2023. SURVEY LEGEND License No. Date I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of VICINITY MAP Field Crew Project Lead Drawn By Checked By Loucks Project No. Minnesota. Jared J. Averbeck - PLS 53642 23196 JJA SFM JJA SKS 06/08/23 06/08/23 SURVEY ISSUED SPOT ELEVATION CONTOUR BITUMINOUS CURB CONCRETE TELEPHONE PEDESTAL UTILITY PEDESTAL ELECTRIC METER GAS METER HAND HOLE MAILBOX GUARD POST HACKBERRY SPRUCE MAPLE TREE (GENERAL) CONIFEROUS TREE DECIDUOUS TREE MISC FRUIT ELEV @ THRESHOLD GUARDRAIL / HANDRAIL ROOF DRAIN ELECTRIC OUTLET TREE LINE PAVERS AIR CONDITIONING UNIT TOP NUT HYDRANT WATER LINE AREA DRAIN WOOD FENCE ASH RETAINING WALL SANITARY MANHOLE HYDRANT SITE ORDINARY HIGH WATER LEVEL BLUFF SETBACK LINE LAKE SETBACK LINE 28 22' - 8" CLCLCLCL 8" 8" TYP 1' - 4" A B C 2 1 GALV STEEL DECK TENSION TIE SIMPSON STRONGTIE DTT2Z OR EQUAL. (2) AT EACH CORNER OF DECK, TYP. 2 X 10 TREATED LEDGER BOARD SECURED TO EXISTING LEVEL 02 RIM THROUGH EXISTING FINISH. 1/2" GALV STEEL LAGS W/ FLAT AND LOCK WASHERS. 2 X 10 TREATED JOISTS ON GALV STEEL JOIST HANGERS. 16" O.C. MAX SPACING. (2) 2 X 10 TREATED RIM JOIST. OFFSET BUTT JOINTS AND LAP AT CORNERS. (2) 2 X 10 TREATED RIM JOIST. OFFSET BUTT JOINTS AND LAP AT CORNERS. 11 ' - 6 1 / 2 " 4 1 / 4 " 10' - 10 1/4"10' - 10 1/4" 22' - 8" FACE OF RIM FASCIA TO ALIGN SIT FLUSH W/ EXISTING EXTERIOR WALL LINE OF EXTERIOR WALL AT LEVEL 01 1 A101 A101 2 A B C 2 1 1 A101 5/4 X 12 CEDAR FASCIA FINISH NAILED RIM. PRE-MANUFACTURED ALUMINUM RAIL SYSTEM W/ STAINLESS CABLE INFILL. WILLIAMS ALUMINUM RAILING FULL-FRAME HORIZONTAL CABLE. POSTS AND FRAME IN BLACK POWDER COAT FINISH. 5/4 X 6 COMPOSITE DECKING. W/ CONCEALED FASTENERS FINISH TBD. PRE-MANUFACTURED ALUMINUM RAIL SYSTEM W/ STAINLESS CABLE INFILL. WILLIAMS ALUMINUM RAILING FULL-FRAME HORIZONTAL CABLE. POSTS AND FRAME IN BLACK POWDER COAT FINISH. 5/4 X 12 CEDAR FASCIA FINISH NAILED RIM. 5/4 X 12 CEDAR FASCIA FINISH NAILED RIM. 3 A101 Sim 5 A101 Sim 3 A101 Sim 6 A101 Sim 4 A101 Sim A101 2 A B C 2 1 10' - 10 1/4"10' - 10 1/4" 11 ' - 6 1 / 2 " 4 1 / 4 " VE R I F Y 2' - 3 3 / 8 " + / - LINE OF CANTILEVERED LEVEL 02 6 X 6 TREATED DOUGLAS FIR POST, TYP. 12" DIAMETER CAST IN PLACE TUBE PIER W/ GALV POST ARCHOR OR EMBED, TYP. TOP OF PIER TO BE MIN 4" ABOVE FINISH GRADE. SEE DETAILS. 1 A101 6 3/4" 21' - 8 1/2" A101 2 14 ' - 2 1 / 8 " Drawn By Checked By Project No ©2 0 1 9 S Y N E R G Y A R C H I T E C T U R E S T U D I O , L L C 33 SOUTH 6TH STREET SUITE 4660 MINNEAPOLIS, MN 55402 612 . 383 . 2701 | SYNERGYARCHSTUDIO.COM 7/ 1 0 / 2 0 2 3 8 : 2 7 : 4 1 A M A100 FRAMING, AND DECK PLANS DECK for the MONROE RESIDENCE MWO EM 2105 XANTHUS LANE NORTH PLYMOUTH, MN 55447 1/4" = 1'-0"2 FRAMING PLAN 1/4" = 1'-0"3 DECK PLAN 1/4" = 1'-0"1 FOUNDATION PLAN N PROJECT N PROJECT N PROJECT No.Description Date CITY SUBMITTAL 07.10.2023 29 LEVEL 01 100' - 0" LEVEL 02 110' - 0" 2 1 A101 5 Sim A101 6 Sim A101 7 Sim A101 7 Sim 3 A101 Sim 3' - 0 " 4" BE L O W F I N I S H G R A D E 4' - 0 " M I N 6" M I N 12" DIAMETER CAST IN PLACE TUBE PIER. TOP SLOPED TO CHAMFERED EDGES. GALVANIZED STEEL POST ANCHOR OR EMBED (SHOWN) W/ GLAVANIZED 1/2" STEEL BOLTS THRU POST SIMPSON STRONG TIE PB66, UB66HDG OR EQUAL. TREATED 6X6 DOUGLAS FIR POST. COMPACTED GRANULAR BASE. 1' - 0" 2" MIN 3 1/4" CL 3" 5/4 X 12 CEDAR FASCIA FINISH NAILED RIM. (2) 2 X 10 RIM JOISTS SET ON 6X6 POSTS COUNTER SINK GALV. CARRAIGE BOLT HEADS. TREATED 6X6 DOUGLAS FIR POST. PRE-MANUFACTURED ALUMINUM RAIL SYSTEM W/ STAINLESS CABLE INFILL. WILLIAMS ALUMINUM RAILING FULL-FRAME HORIZONTAL CABLE. POSTS AND FRAME IN BLACK POWDER COAT FINISH. 5/4 X 6 COMPOSITE DECKING. FINISH TBD. 2 X 10 JOISTS ON GALV JOIST HANGERS. ALIGN TOP OF FASCIA W/ TOP OF DECKING 3" 4" 2' - 8 " 3' - 0 " MA X , T Y P 4" 5/4 X 12 CEDAR FASCIA FINISH NAILED RIM. (2) 2 X 10 RIM JOISTS SET ON 6X6 POSTS PRE-MANUFACTURED ALUMINUM RAIL SYSTEM W/ STAINLESS CABLE INFILL. WILLIAMS ALUMINUM RAILING FULL-FRAME HORIZONTAL CABLE. POSTS AND FRAME IN BLACK POWDER COAT FINISH. 5/4 X 6 COMPOSITE DECKING. FINISH TBD. 2 X 10 JOISTS ON GALV JOIST HANGERS. ALIGN TOP OF FASCIA W/ TOP OF DECKING (2) 2 X 10 RIM JOISTS SET ON 6X6 POSTS COUNTER SINK GALV. CARRAIGE BOLT HEADS. 5/4 X 6 COMPOSITE DECKING. FINISH TBD. 2 X 10 TREATED LEDGER BOARD SECURED W/ 1/2" GALV LAG BOLTS AND FLAT WASHERS. COUNTERSINK HEADS. 2 X 10 JOISTS ON GALV JOIST HANGERS. EXISTING LEVEL 02 (2) 2 X 10 RIM JOISTS SET ON 6X6 POSTS SECURE W/ 1/2" GALV LAG BOLTS W/ FLAT AND LOCK WASHERS TREATED 6X6 DOUGLAS FIR POST. 5/4 X 6 COMPOSITE DECKING. FINISH TBD. 2 X 10 TREATED LEDGER BOARD SECURED W/ 1/2" GALV LAG BOLTS AND FLAT WASHERS. COUNTERSINK HEADS. 3" 2 X 10 JOISTS ON GALV JOIST HANGERS. EXISTING LEVEL 02 LEVEL 01 100' - 0" LEVEL 02 110' - 0" 1 A101 PRE-MANUFACTURED ALUMINUM RAIL SYSTEM W/ STAINLESS CABLE INFILL. WILLIAMS ALUMINUM RAILING FULL-FRAME HORIZONTAL CABLE. POSTS AND FRAME IN BLACK POWDER COAT FINISH. 5/4 X 12 CEDAR FASCIA FINISH NAILED RIM. 6 X 6 TREATED DOUGLAS FIR POST, TYP. 12" DIAMETER CAST IN PLACE TUBE PIER W/ GALV POST ARCHOR OR EMBED, TYP. TOP OF PIER TO BE MIN 4" ABOVE FINISH GRADE. SEE DETAILS. Drawn By Checked By Project No ©2 0 1 9 S Y N E R G Y A R C H I T E C T U R E S T U D I O , L L C 33 SOUTH 6TH STREET SUITE 4660 MINNEAPOLIS, MN 55402 612 . 383 . 2701 | SYNERGYARCHSTUDIO.COM 7/ 1 0 / 2 0 2 3 8 : 2 7 : 4 2 A M A101 ELEVATIONS, SECTIONS, AND DETAILS DECK for the MONROE RESIDENCE MWO EM 2105 XANTHUS LANE NORTH PLYMOUTH, MN 55447 1/2" = 1'-0"1 SECTION - A 1 1/2" = 1'-0"7 DETAIL - POST BASE 1 1/2" = 1'-0"3 DETAIL - RIM CONNECTION - A 1 1/2" = 1'-0"5 DETAIL - RIM CONNECTION - B 1 1/2" = 1'-0"6 DETAIL - LEDGER CONNECTION A 1 1/2" = 1'-0"4 DETAIL - LEDGER CONNECTION B No.Description Date CITY SUBMITTAL 07.10.2023 1/2" = 1'-0"2 ELEVATION - DECK 30 CITY OF PLYMOUTH RESOLUTION NO. 2023-___ RESOLUTION APPROVING A VARIANCE TO THE BLUFF SETBACK TO ALLOW A DECK ADDITION FOR PROPERTY LOCATED AT 2105 XANTHUS NORTH (2023048) WHEREAS, Chris Monroe and Dale Kivimaki has requested approval of a bluff setback variance for a deck addition; and WHEREAS, the subject property is legally described as: Lot 10, Block 1, Imperial Hills 2nd Addition, Hennepin County, Minnesota; and WHEREAS, the Planning Commission has reviewed said request at a duly called public meeting. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH, MINNESOTA, that it should and hereby does approve the request by Chris Monroe and Dale Kivimaki for a bluff setback variance for a deck addition for property located at 2105 Xanthus Lane North, subject to the following findings and conditions: 1. The requested variance is hereby approved to allow an 11.5-foot by 22.7-foot elevated deck addition on pier footings, for a bluff setback variance of 10 feet from the top of the bluff to the south and one foot from the bluff to the west where 30 feet is required, in accordance with the application received by the city on July 26, 2023, and additional information on August 1, 2023, except as may be amended by this resolution. 2. The requested bluff variance is approved, based on the finding that all applicable variance standards would be met, as follows: a) The variance permitting the deck addition is consistent with the residential uses listed for this land use classification in the comprehensive plan. b) The applicant has established that there are practical difficulties in complying with the ordinance regulations, because: 1) The request is consistent with the residential uses listed for this land classification in the comprehensive plan and the property would be used in a reasonable manner; 2) The request is due to circumstances not created by the landowners as they purchased the home in 2022, they are not the original owner, and the width of the lot and proximity to the bluff limits the area for reasonable expansion; and 3) The variance would not alter the essential character of the lot or neighborhood given the number of homes within the development with existing non-conforming setbacks 31 Resolution 2023- (2023048) Page 2 similar as to being proposed and that the proposed addition would not alter the slope toward the lake as it would be located on areas that have previously been graded to create a flatter usable area. c) The purpose for the variation is not based exclusively on economic considerations; but rather, is based upon a desire to make improvements to the home and provide updated usable living space and accessible outdoor living space. d) The requested variance and resulting construction would not be detrimental to the public welfare, nor would it be injurious to other land or improvements in the neighborhood. The proposed deck addition would maintain a similar setback from the side property line that currently exists and meet the required setback from the ordinary high-water level. e) The requested variance and resulting construction would not impair an adequate supply of light and air to adjacent properties, nor would it increase traffic congestion or the danger of fire, endanger the public safety, or substantially diminish property values within the neighborhood. The proposed deck addition would fit the architecture of the existing home and increase the property value of this lot. f) The variance request is the minimum action required to address the practical difficulties. The proposed deck addition would improve the livability of the home and meet or exceed all other zoning regulations. 3. A building permit is required prior to construction of the deck addition. 4. The drainage pattern of adjacent properties shall not be affected as a result of the construction project. 5. Any retaining walls over four feet in height shall require a separate building permit and will need to be designed by a Minnesota licensed structural engineer. In addition, a minimum 3.5-foot fence shall be required on top of any retaining wall that exceeds four feet in height. 6. Any subsequent phases or expansions are subject to required reviews and approvals per ordinance provisions. 7. The variance shall expire one year after the date of approval, unless the property owners or applicants has commenced the authorized improvement or use, or unless the applicants, with the consent of the property owners, have received prior approval from the city to extend the expiration date for up to one additional year, as regulated under section 21030.06 of the zoning ordinance. ADOPTED by the City Council on *******. STATE OF MINNESOTA) 32 Resolution 2023- (2023048) Page 3 COUNTY OF HENNEPIN) SS. The undersigned, being the duly qualified and appointed City Clerk of the City of Plymouth, Minnesota, certifies that I compared the foregoing resolution adopted at a meeting of the Plymouth City Council on ******* with the original thereof on file in my office, and the same is a correct transcription thereof. WITNESS my hand officially as such City Clerk and the Corporate seal of the City this ____________day of ____________________. ____________________________________ City Clerk 33 Regular Planning Commission August 16, 2023 Agenda Number:5.1 To:Planning Commission Prepared by:Lori Sommers, Senior Planner Reviewed by:Grant Fernelius, Community and Economic Development Director File No:2023045 1. Applicant: City of Plymouth 2. Proposal: Comprehensive plan text amendments, rezoning, and zoning text amendment for City Center 3. Location: City Center 4. Guiding: CC (city center) 5. Zoning: CC-P (city center-public), CC-R & E (city center–retail and entertainment), CC-OT & R (city center–office/technical and retail) 6. School District: ISD 284 (Wayzata) 7. Review Deadline: 8. Description: Comprehensive plan text amendments, rezoning, and zoning text amendment for City Center. 34 9. Attachments: Planning Commission Report Resolution Comp Plan Text Amendment Notification Map Ordinance Rezoning Resolution Findings of Fact Ordinance - Zoning Code City Center Design Standards 35 Agenda Number: File 2023045 PLYMOUTH COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT PLANNING AND ZONING STAFF REPORT TO: Plymouth Planning Commission MEETING DATE: August 16, 2023 APPLICANT: City of Plymouth PROPOSAL: Comprehensive plan text amendment, rezoning, and zoning text amendment for City Center LOCATION: City Center CURRENT GUIDING: CC (city center) CURRENT ZONING: CC-P (city center-public), CC-R & E (city center–retail and entertainment), CC-OT & R (city center–office/technical and retail) SCHOOL DISTRICT: ISD 284 (Wayzata) DESCRIPTION OF REQUEST: The city is proposing the approval of the following items: 1) Comprehensive plan text amendment to update City Center vision and City Center Design Standards. 2) Comprehensive plan text amendment to increase the allowed density in the CC guiding from 12 to 20 units per acre; market driven, to 20 to 40 units per acre for multiple family and 6 to 20 units per acre for townhouse. 3) Rezoning from CC-P (City Center-Public), CC-R & E (City Center- Retail and Entertainment), CC-OT & R (City Center- Office/Technical and Retail) to CC (City Center). 4) Amending the text of Chapter 21 of the Plymouth City Code, the Plymouth Zoning Ordinance, CC (City Center) District. The proposed amendments include changes to the yard, lot area, and building requirements, uses, and parking and landscaping requirements and special design and performance standards for the CC (City Center) District. 36 File 2023045 Page 2 Notice of the public hearing was published in the City’s official newspaper. Because the proposal includes a comprehensive plan text amendment and rezoning, notices were sent out to all property owners located within 750 feet of the site. A copy of the notification area map is attached. CONTEXT: Surrounding Land Uses Adjacent Land Use Guiding Zoning North Residential LA-2, LA-4 RSF-2, RMF-4 West Commercial – Residential C, CO, LA-2 PUD, RSF-2, RSF-4 South, across Hwy 55 Commercial, Industrial C, IND PUD, C-2, I-1, I-2 East Residential, Community Center LA-1, P-I, LA-4 RMF-4, P-I, RSF-1 City Center History City Center was first introduced in 1996 as a way to bring people together in a central location in Plymouth. The City Council reviewed and updated the 1996 plan in 2007. The current plan is included in the approved 2040 comprehensive plan. In 2019, Council adopted a new goal to develop a renewed vision for City Center that would include place-making efforts, beautification, and safety. Pursue public-private partnerships to bring additional community activities/uses to City Center. In 2019, the City received a community works corridor planning grant from Hennepin County to help pay for the City Center 2.0 plan. In fall 2019, Council approved GRAEF and Zan Associates as the consultants for the City Center 2.0 plan. Following extensive public engagement, the City Center 2.0 study and recommendations were developed and received by the Council in 2021. In order to implement the City Center 2.0 Plan, the City Council is also working through public infrastructure, including signage and streetscape design. ANALYSIS OF REQUEST: The city is proposing to update the comprehensive plan and the zoning ordinance to implement the City Center 2.0 Plan. The individual components of the application are discussed below. Proposed Comprehensive Plan Text Amendment: To implement the City Center plan, the following comprehensive plan text amendments are proposed: 1. Appendix Chapter 3B: Land Use Plan Classifications Density To accommodate the proposed increased housing density in City Center, a 37 File 2023045 Page 3 comprehensive plan text amendment to increase the density maximums in the CC guiding from 12 to 20 units per acre to 20 to 40 units per acre for multiple-family and 6-20 units per acre for townhouse developments is proposed. Minimum Area There is currently no minimum area for developments and is proposed to stay the same for mixed-use or commercial developments but will be restricted to two acres for any townhome developments. Corresponding Zoning Districts The City Center area currently contains three different zoning districts. To simplify, it is proposed to only have one zoning district (CC) and will allow PUD’s. 2. Appendix Chapter 3D: City Center This appendix will be replaced by the updated City Center Design Standards document. The initial City Center Design Guidelines (now being renamed to Design Standards) were adopted in 2007 and have not been updated since. Many similar themes were incorporated into the original document, including the Hilde as a gathering space, walkability, beautiful landscaping, high quality architecture, and a design checklist. However, the 200 page document is cumbersome and hard to use. Additionally, it does not address residential development, modern design, or biking throughout the district. The city worked with a consultant to update the Design Standards into a modern, shorter document that can be easily used by developers and residents. The proposed document is split into standards and implementation examples, and also includes a checklist for new development proposals. Staff envisions the Design Standards as a living document, which should not sit on a shelf unused. Instead, Staff hopes that the Planning Commission and City Council take ownership of this document and it is routinely updated and modernized as projects are completed throughout City Center. Analysis Below is a review of the factors that are to be considered in conjunction with a reguiding application, as outlined in the “Comprehensive Plan Amendment Procedures” that are included in the comprehensive plan: • Location Criteria – The CC land use classification was developed to provide a framework for development of a vital center aimed at: serving the entire community ; attracting residents for a variety of civic, cultural, entertainment, retail and recreation activities; and providing a strong sense of identity for Plymouth. The City of Plymouth has updated the city plan and is proposing changes to the comprehensive plan, design guidelines and zoning code to further implement the plan. 38 File 2023045 Page 4 • Re-examination of the Comprehensive Plan – The proposed reguiding would support the city’s housing goals, by providing additional opportunities for housing within City Center. • Land Supply and Demand – The proposed comprehensive plan text amendment would have minimal effect on land supply and demand. The city center land use classification would remain, the density would be increased in the CC classification and would continue to provide opportunity for mixed-use development meeting the city’s regional obligations. • Merit of the Amendment – The proposed comprehensive plan text amendment has merit beyond the interests of the city. The comprehensive plan text amendment would provide more options for residential housing, including affordable housing. • Impact on other Comprehensive Plan Elements – The proposed reguiding would not have a negative effect on other comprehensive plan elements such as sewers, transportation, and housing. • Fiscal Impacts – The proposed comprehensive plan text amendment would not have negative fiscal impact on the city. Rezoning and Zoning Ordinance Text Amendment: The Zoning Ordinance is the official control for all development and redevelopment in the city, it implements the Comprehensive Plan. The Zoning Ordinance establishes three zoning districts that makes up City Center and provides a list of permitted and conditional uses for these districts. It further provides rules for building and site development and in many cases references the Comprehensive Plan. The city is requesting to rezone the existing roughly 140-acre City Center area to one zoning district. The City Center area is currently split into three different sub-districts CC-P (city center- public), CC-R & E (city center–retail and entertainment), and CC-OT & R (city center– office/technical and retail). The city is proposing to consolidate all the districts into one district called City Center (CC). By consolidating all subdistricts it provides for a more user-friendly document. 39 File 2023045 Page 5 Existing Zoning The City Center (CC) district code language has been completely re-organized for ease of use and clarity. The proposed text amendment would allow for one stand-alone district with specific permitted and prohibit uses instead of three separate districts. This will allow more flexibility to integrate all uses throughout the district. The proposed amendment would include a clearer set of definitions to describe permitted uses. Key changes to the code include: • Allowing residential as a permitted use in all of City Center. • Increasing the residential density. • Non-conforming language to allow uses or structures that become non-conforming to remain and possibly expand via an administrative permit. • The city center design standards have been updated and incorporated into the zoning code and the comprehensive plan. • Use matrix table listing uses and their requirements. • A clearer set of definitions to describe permitted uses. • Encouragement of active main floor uses and mixed-use buildings. • Requirements for bike parking and pedestrian circulation plans. Analysis Below is a review of the factors that are to be considered in conjunction with a rezoning application, as outlined in the zoning ordinance: • Consistent with the Comprehensive Plan: The proposed rezoning has been considered in relation to the City Center 2.0 Plan and has been found to be consistent with the City Comprehensive Plan, including public facilities a nd capital improvement plans. Proposed Zoning 40 File 2023045 Page 6 • Meets intent of the Zoning District: The proposed rezoning meets the purpose and intent of the Ordinance and intent of the individual district. • Impact on Infrastructure: There is adequate infrastructure available to serve the proposed area. • Impact on Adjacent Properties: There is an adequate buffer or transition provided between other zoning districts. Concerns and Questions: At the City Council work session on April 11, 2023 and the Planning Commission meeting held on April 19, 2023, the City Council and Planning Commissioners provided a number of questions and comments regarding the preliminary draft of the zoning ordinance and design standards. A summary of these questions are below and have been incorporated into the updated design standards or zoning ordinance. • Concern for mandating all vertical mixed-use development. • Concern for lack of strict timeframes for temporary permit/administrative permit, and need to add more conditions. • Landscaping should be considered year-round. o Water features should count as landscaping o How to handle dead trees/landscaping • City Center should focus on being family friendly and not just for the younger crowd. • Cultivate variety in building design and materials (not same buildings over and over). • Continue pedestrian and bike connections through City Center. o Make it comfortable to walk at night • Consider the public utilities in the right-of-way and screening. • Ensure that people can orient themselves to drawings within document. • Art – 1% agreement, requested additional analysis on this item. Also requested information on additional types of art (e.g. music). RECOMMENDATION: Community and Economic Development Department staff recommends that the Planning Commission review the materials, conduct the public hearing, and provide its recommendation to the City Council. Planning Commission Recommendation to City Council: The Planning Commission’s options include: • Recommend approval of the comprehensive plan text amendments, rezoning, and zoning text amendment for City Center; or • Recommend denial of the comprehensive plan text amendments, rezoning, and zoning text amendment for City Center. The Planning Commission’s recommendation will be forwarded to the City Council. The City Council makes the final decision on such matters. 41 CITY OF PLYMOUTH RESOLUTION NO. 2023- A RESOLUTION APPROVING A COMPREHENSIVE PLAN TEXT AMENDMENT TO CC GUIDING FOR CITY CENTER (2023045) WHEREAS, the City of Plymouth has requested a comprehensive plan text amendment to update City Center vision and design standards; and to increase the allowed density in the CC guiding. has requested a comprehensive plan amendment to reguide roughly 7.4-acres of land located at 10000 WHEREAS, the land affected by the text amendment is presently guided City Center (CC). WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing and recommends approval. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH, MINNESOTA, that it should and hereby does approve a text amendment to the comprehensive plan to to update City Center vision and design standards; and to increase the allowed density in the CC guiding from 12 to 20 units per acre; market driven, to 20 to 40 units per acre for multiple family and 6 to 20 units per acre for townhouse; FURTHER, to incorporate the changes, the city will modify Appendix Chapter 3B: Land Use Plan Classifications in Chapter 3 of the Plymouth Comprehensive Plan; and FURTHER, to incorporate the changes, the city will modify the CC residential density ranges to be 20 to 40 units per acre per acre for multiple-family and 6-20 units per acre for townhouse developments, 2040 Land Use Plan in Chapter 3 of the Plymouth Comprehensive Plan; and FURTHER, to incorporate the changes, the city will modify Appendix Chapter 3D: City Center in Chapter 3 of the Plymouth Comprehensive Plan; and FURTHER, approval of the comprehensive plan amendment is contingent upon, and subject to, the required review and response by the Metropolitan Council. APPROVED by the City Council on this XXnd day of ______, 2023. STATE OF MINNESOTA) COUNTY OF HENNEPIN) SS The undersigned, being the duly qualified and appointed City Clerk of the City of Plymouth, Minnesota, certifies that I compared the foregoing resolution adopted at a meeting of the Plymouth City Council on _________, 2023, with the original thereof on file in my office, and the same is a correct transcription thereof. 42 Resolution 2023- Page 2 WITNESS my hand officially as such City Clerk and the Corporate seal of the City this ________ day of ___________________________, ____________. __________________________________ City Clerk 43 Hennepin County Locate & Notify Map 0 780 1,560390 Feet Date: 7/14/2023 Buffer Size:750Map Comments: This data (i) is furnished 'AS IS' with no representation as tocompleteness or accuracy; (ii) is furnished with no warranty of anykind; and (iii) is notsuitable for legal, engineering or surveyingpurposes. Hennepin County shall not be liable for any damage, injuryor loss resulting from this data. For more information, contact Hennepin County GIS Office300 6th Street South, Minneapolis, MN 55487 / gis.info@hennepin.us 44 CITY OF PLYMOUTH HENNEPIN COUNTY, MINNESOTA ORDINANCE NO. 2023-___ ORDINANCE AMENDING CHAPTER 21 (ZONING ORDINANCE) OF THE CITY CODE TO CLASSIFY CERTAIN LAND LOCATED CITY CENTER (2023045) THE CITY OF PLYMOUTH ORDAINS: Section 1. Amendment of City Code. Chapter 21 of the City Code of the City of Plymouth, Minnesota, is hereby amended by changing the classification on the City of Plymouth Zoning Map from CC-P (city center-public), CC-R & E (city center- retail and entertainment), CC-OT & R (city center- office/technical and retail) to CC (city center) with respect to the roughly 140-acre area. Section 2. Effective Date. This amendment shall take effect immediately upon its passage. ADOPTED by the Plymouth City Council this XXth day of _______ 2023. ____________________________ Jeffry Wosje, Mayor ATTEST: ____________________________ Jodi Gallup, City Clerk 45 CITY OF PLYMOUTH RESOLUTION 2023-____ APPROVING FINDINGS OF FACT FOR A ZONING ORDINANCE TEXT AMENDMENT TO SECTIONS 21475 OF THE ZONING ORDINANCE (2023045) WHEREAS, the City of Plymouth initiated amendments to the definitions, and City Center District sections of the zoning ordinance; and, WHEREAS, the Planning Commission has reviewed the proposed text amendments at a duly called public hearing and recommends approval of the text amendments. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH, MINNESOTA, that it should and hereby approves the zoning ordinance text amendments to amend related definitions and adopt new City Center regulations and modify the city code, based upon the finding that the proposed amendments would be consistent with the city’s comprehensive plan and with the purpose and intent of the city’s ordinances and policies. ADOPTED by the City Council the__________ day of _______________, 2023. STATE OF MINNESOTA) COUNTY OF HENNEPIN) SS. The undersigned, being the duly qualified and appointed City Clerk of the City of Plymouth, Minnesota, certifies that I compared the foregoing resolution adopted at a meeting of the Plymouth City Council on November________, 2023 with the original thereof on file in my office, and the same is a correct transcription thereof. WITNESS my hand officially as such City Clerk and the Corporate seal of the City this __________ day of _________________. ______________________________ City Clerk 46 (1) CITY OF PLYMOUTH HENNEPIN COUNTY, MINNESOTA ORDINANCE NO. 2023- ORDINANCE AMENDING CHAPTER 21 OF THE PLYMOUTH CITY CODE, ENTITLED THE PLYMOUTH ZONING ORDINANCE (2023045) THE CITY OF PLYMOUTH ORDAINS: Section 1. Amendment. Section 21005.02 of the Plymouth City Code (RULES AND DEFINITIONS—DEFINITIONS) is amended by adding, deleting, or changing the following definitions as follows: Active Ground Floor Uses: means an active use that attracts pedestrian activity, provides direct access to the general public from the sidewalk or the public open space, and conceals uses designed for parking and other non-active uses if present. Ground floor active uses generally include, but are not limited to, retail, other commercial, office, restaurants, coffee shops, libraries, institution, educational and cultural facilities, residential, and entrance lobbies. Bank or Financial Institution: Any federally- or state-chartered commercial institution engaged in the business of providing financial services to customers who maintain a credit, deposit, trust, or other financial account or relationship with the institution, such as a commercial bank, credit union, or similar business , but not including businesses that provide no opportunity for maintaining deposit accounts, such as payday loan businesses, check-cashing facilities, or similar uses. Beauty Salon/Day Spa: A commercial establishment offering services which may include cosmetology, permanent and non-permanent makeup application, manicures and pedicures, therapeutic massage, body and facial treatments, tanning, tattoo, facials, waxing, steam and sauna, and similar treatments. Dwelling, Townhouse: A single structure consisting of at least three (3) attached dwelling units having the first story at or near the ground level with no other dwelling units or portions thereof directly above or below, and each unit having direct exterior access with no sharing of a common hallway for entry. Mixed-Use Building: A multi-story building that contains allowed retail and services on the ground floor and allowed residential and/or non-residential uses on the upper floors. Section 2. Amendment. Section 21475 of the Plymouth City Code (CC, CITY CENTER DISTRICT) is amended by deleting the following: 21475.01. PURPOSE: The purpose of the City Center (CC) District is to provide for the establishment of a community focal point which is a blend of cultural, recreational, civic, entertainment, commercial retail, and office uses as defined and guided by the Comprehensive Plan. (Amended by Ord. No. 2007-28, 11/13/07) 47 (2) 21475.03. ESTABLISHMENT OF DISTRICTS: The area within the CC District shall be further divided into three sub-districts. Subd. 1. City Center - Public (CC-P). Subd. 2. City Center - Retail and Entertainment (CC-R & E). Subd. 3. City Center - Office/Technical and Retail (CC-OT & R). (Amended by Ord. No. 2007-28, 11/13/07) 21475.05. PERMITTED USES: The following are permitted uses within the CC District: Subd. 1. CC-P. (a) Amphitheaters. (b) Bus/transit stations or terminals without vehicle storage. (c) Commercial recreation, indoor (e.g., bowling alleys, roller rinks). (d) Community centers. (e) Essential services not including structures, except those requiring administrative permits or conditional use permits pursuant to Section 21160 of this Chapter. (f) Governmental and public utility (essential service) buildings and structures, including public works type facilities, excluding outdoor storage. (g) Parks and recreational facilities, structures and buildings. (h) Publicly owned civic or cultural buildings such as libraries, city offices, auditoriums, public administration buildings and historical developments. (i) Religious institutions such as churches, chapels, temples, synagogues, mosques limited to worship and directly related social events. (j) Sports and fitness clubs. (k) Therapeutic massage. (Amended by Ord. No. 2002-32, 11/26/02) (Amended by Ord. No. 2005-01, 01/11/05) (Amended by Ord. No. 2006-04, 02/07/06) (Amended by Ord. No. 2007-28, 11/13/07) (Amended by Ord. No. 2009-07, 05/12/09) (Amended by Ord. No. 2012-05, 02/28/12) Subd. 2. CC-R & E. (a) Amusement centers. (b) Antique shops, including incidental restoration. (c) Appliance and electronic stores including incidental repair and assembly but not fabricating or manufacturing. (d) Art gallery and sales. (e) Bakery goods and baking of goods for retail sales on the premises. (f) Banks, credit unions and other financial institutions (excluding currency exchanges) with or without drive up tellers. (Drive up teller service is regulated by Section 21120.04, Subd. 3 of this Chapter.) (g) Beauty salons and day spas. (h) Bicycle sales and repair. (i) Book, office supply and equipment, school supply and art, or stationary stores. (j) Breweries with a taproom. (k) Brewpub restaurants (no drive-in or drive-through service). (l) Bus/transit stations or terminals without vehicle storage. (m) Camera and photographic supplies, sales, and film processing. (n) Candy, ice cream, popcorn, nuts, frozen desserts, and soft drink sales. (o) Clothes, sales and/or rental. (p) Copy/printing services (excludes printing presses and publishing facilities). (q) Delicatessens/coffee houses without drive-through service. 48 (3) (r) Dining restaurants (no drive-in or drive-through service). (s) Dry cleaning pick up and laundry pick up stations including incidental repair but not including processing. (t) Essential services not including structures, except those requiring administrative permits or conditional use permits pursuant to Section 21160 of this Chapter. (u) Fabric and notions sales and store. (v) Florist shops. (w) Furniture stores containing less than 5,000 square feet of gross floor area. (x) Gift or novelty stores. (y) Governmental and public utility (essential service) buildings and structures, including public works type facilities, excluding outdoor storage. (z) Grocery, supermarkets. (aa) Grocery, superstores. (bb) Hardware stores. (cc) Hobby and craft stores. (dd) Jewelry stores. (ee) Leather goods and luggage stores. (ff) Liquor, off sale, pursuant to the required liquor license. (gg) Locksmiths. (hh) Music (e.g., instruments, equipment, compact discs) shops and sales. (ii) Offices, administrative/commercial. (jj) Offices/clinics for medical, dental, or chiropractic services. (kk) Paint and wallpaper sales. (ll) Pharmacies without drive-through service. (mm) Plumbing, television, radio, electrical sales and related accessory repair. (nn) Religious institutions such as churches, chapels, temples, synagogues, mosques limited to worship and directly related social events. (oo) Sewing machine sales and service. (pp) Sexually oriented businesses – accessory (as regulated by Section 21195 of this Chapter). (qq) Shoe repair. (rr) Sporting goods and recreational equipment sales, excluding motorized vehicles. (ss) Studios - artist, dance, decorating, karate, music, portrait photography, and similar uses. (tt) Tailoring services. (uu) Tanning salons. (vv) Theaters (indoor only). (ww) Therapeutic massage. (xx) Toy stores. (yy) Tutoring/learning centers. (zz) Veterinary clinics and related indoor kennel; and pet sales, supplies and grooming. (aaa) Video rental and sales. (Amended by Ord. No. 2004-02, 01/13/04 (Amended by Ord. No. 2005-01, 01/11/05) (Amended by Ord. No. 2006-04, 02/07/06) (Amended by Ord. No. 2007-28, 11/13/07) (Amended by Ord. No. 2008-09, 03/25/08) (Amended by Ord. No. 2009-07, 05/12/09) (Amended by Ord. No. 2010-01, 02/23/10) (Amended by Ord. No. 2011-05, 02/22/11) (Amended by Ord. No. 2012-05, 02/28/12) (Amended by Ord. No. 2013-11, 04/23/13) (Amended by Ord. No. 2014-12, 02/25/14) (Amended by Ord. No. 2016-11, 04/26/16) (Amended by Ord. No. 2022-10, 08/16/22) 49 (4) Subd. 3. CC-OT & R. (a) All uses permitted in CC-R & E. (b) Commercial recreation, indoor (e.g., bowling alleys, roller rinks). (c) Funeral homes and mortuaries. (d) Laboratories. (e) Radio and television stations. (f) Sports and fitness clubs. (Amended by Ord. No. 2002-32, 11/26/02) (Amended by Ord. No. 2005-01, 01/11/05) (Amended by Ord. No. 2006-04, 02/07/06) (Amended by Ord. No. 2007-28, 11/13/07) (Amended by Ord. No. 2009-07, 05/12/09) 21475.07. ACCESSORY USES. The following are permitted accessory uses within the CC District: Subd. 1. All sub-districts. (a) Accessory uses incidental and customary to the uses listed as permitted, conditional, interim, and uses by administrative permit in this Section. (b) Day care facilities, accessory. (c) Fences, as regulated by Section 21130 of this Chapter. (d) Off-street parking and off-street loading as regulated by Section 21135 of this Chapter, but not including parking of semi-trailers or semi-trailer trucks. (e) Radio and television receiving antennas including single satellite dish TVROs two meters or less in diameter, short-wave radio dispatching antennas, or those necessary for the operation of electronic equipment including federally licensed amateur radio stations, as regulated by Section 21175 of this Chapter. (Amended by Ord. No. 2011-22, 07/26/11) (f) Signs, as regulated by Section 21155 of this Chapter. (Amended by Ord. No. 2007-28, 11/13/07) (Amended by Ord. No. 2008-09, 03/25/08 Subd. 2. CC-P district. (a) Farmer’s markets, publically sponsored. (b) Liquor, on-sale, when accessory and customary to the uses listed as permitted, conditional, interim, and uses by administrative permit in this Section, pursuant to the required liquor license. (Amended by Ord. No. 98-41, 12/16/98) (Amended by Ord. No. 2007-28, 11/13/07) (Amended by Ord. No. 2009-07, 05/12/09) Subd. 3. CC-R & E district. Farmer’s markets, publically sponsored. (Amended by Ord. No. 2009-07, 05/12/09) 21475.09. CONDITIONAL USES: The following are conditional uses in the CC District and require a conditional use permit based upon procedures set forth in and regulated by Section 21015 of this Cha pter. Additionally, besides the specific standards and criteria which may be cited below for respective conditional uses, each request for a conditional use permit shall be evaluated based upon the standards and criteria set forth in Sections 21015.02, Subd. 5 and 21015.04 of this Chapter. Subd. 1. All sub-districts. (a) Antennas not located upon an existing structure or existing tower, as regulated by Section 21175 of this Chapter. (b) Essential services requiring a conditional use permit pursuant to Section 21160 of this Chapter. 50 (5) (c) Essential service structures (as defined by Section 21005 of this Chapter) that exceed five feet in height or 20 square feet in area, necessary for the health, safety and general welfare of the City, excluding public work type facilities, provided that equipment is completely enclosed in a permanent structure with no outside storage. (Amended by Ord. No. 2004-02, 01/13/04) (d) Parking ramps as an accessory use; and public ramps/garages as a principal use. (Amended by Ord. No. 2008-09, 03/25/08) (Amended by Ord. No. 2007-28, 11/13/07) (Amended by Ord. No. 2012-05, 02/28/12) Subd. 2. CC-P District. (a) Parking lots/ramps, as a principal use. (b) Retail commercial activities and personal services, provided that: (1) Merchandise is sold at retail. (2) Personal services are limited to those uses and activities which are allowed as a permitted or permitted accessory use within a C-1 Zoning District. (3) The retail activity and personal services shall not occupy more than 15 percent of the gross floor area of the building. (4) No directly or indirectly illuminated sign or sign in excess of 10 square feet identifying the name of the business shall be visible from the outside of the building. (5) No signs or posters of any type advertising products for sale or services shall be visible from the outside of the building. (Amended by Ord. No. 2007-28, 11/13/07) Subd. 3. CC-R & E District. (a) Automobile repair—minor, and tire and battery store and services, in existence on or before November 13, 2007, provided that: (1) There shall be no outdoor service operation of lubrication equipment, hydraulic lifts or service pits, tire changing, drive systems repair or tuning, or similar operations. (2) No outside storage of parts, equipment, or inoperable vehicles shall be allowed. (3) Sale of products other than those specifically mentioned in this sub-section shall be limited to those allowed in this district and shall be subject to approval as part of the conditional use permit. (b) Commercial car washes in existence on or before November 13, 2007, as an accessory use as regulated by Section 21135 of this Chapter. (c) Convenience grocery markets with prepared food and/or motor fuel sales (no vehicle service or repair) in existence on or before November 13, 2007, provided that: (1) Convenience/deli food is of the take-out type only and that no provision for seating or consumption on the premises is provided. Furthermore, that the enclosed area devoted to such activity, use and merchandise shall not exceed 15 percent of the gross floor area. (2) The storage, preparation and serving of food items are subject to the approval of the Zoning Administrator who shall provide specific written sanitary requirements based upon the applicable State and County regulations. (3) That the proximate area and location of space devoted to non-automotive merchandise sales shall be specified in the application and in the conditional use permit. Outside display of merchandise shall be allowed by administrative permit, pursuant to Section 21475.13, Subd. 5 of this Chapter. (Amended by Ord. No. 2006-04, 02/07/06) 51 (6) (4) The off-street loading space(s) and building access for delivery of goods shall be separate from customer parking and entrances and shall not cause conflicts with customer vehicles and pedestrian movements. (5) Hours of operation: The hours of operation for a convenience grocery market shall be limited to 6:00 AM to 11:00 PM, unless extended by the Council as part of the conditional use permit. Unless otherwise limited or prohibited by the Council as part of the conditional use permit, the hours of operation for pay-at-the-pump motor fuel sales may be 24 hours per day. (6) Motor fuel facilities shall be installed in accordance with State and City standards. Additionally, adequate space shall be provided to access gas pumps and to allow maneuverability around the pumps. Underground fuel storage tanks are to be positioned to allow adequate access by motor fuel transports and unloading operations which do not conflict with circulation, access and other activities on the site. Fuel pumps shall be installed on pump islands. (7) A protective canopy located over pump islands may be an accessory structure on the property and may be located 20 feet or more from the front lot line, provided adequate visibility both on and off site is maintained. All canopy lighting for motor fuel station pump islands shall be recessed or fully shielded. Luminaires for pump islands shall comply with Section 21105.06 of this Chapter. (Amended by Ord. No. 2001-06, 02/13/01) (Amended by Ord. No. 2006-04, 02/07/06) (Amended by Ord. No. 2013-27, 10/22/13) (8) Litter Control. The operation shall be responsible for litter control within 300 feet of the premises and litter control is to occur on a daily basis. Trash receptacles must be provided at a convenient location on site to facilitate litter control. (d) Day care facilities as a principal use provided that the use complies with the provisions of Section 21150 of this Chapter. (e) Entertainment, live; in association with a restaurant. (Amended by Ord. No. 2007-28, 11/13/07) (Amended by Ord. No. 2008-09, 03/25/08) (Amended by Ord. No. 2013-11, 04/23/13) (Amended by Ord. No. 2014-12, 02/25/14) Subd. 4. CC-OT & R District. (a) Day care facilities as a principal use provided that the use complies with the provision s of Section 21150 of this Chapter. (b) Entertainment, live; in association with a restaurant. (c) Multiple family dwellings (apartments, condominiums, townhouses, and similar attached housing) as part of a mixed land use development, provided that residential density does not exceed 20 dwelling units per acre. (Amended by Ord. No. 2007-05, 01/23/07) (Amended by Ord. No. 2007-28, 11/13/07) (Amended by Ord. No. 2012-05, 02/28/12) (Amended by Ord. No. 2013-11, 04/23/13) (Amended by Ord. No. 2009-07, 05/12/09) 21475.11. INTERIM USES: Subject to applicable provisions of this Chapter, the following are interim uses in the CC District and are governed by Section 21020 of this Chapter: Subd. 1. (Reserved) (Amended by Ord. No. 2019-01, 02/12/19) 52 (7) 21475.13. USES BY ADMINISTRATIVE PERMIT: Subject to applicable provisions of this Section, performance standards established by this Chapter, and processing requirements of Section 21025, the following are uses allowed in the CC District by administrative permit as may be issued by the Zoning Administrator: Subd. 1. Antennas located upon an existing structure or existing tower, as regulated by Section 21175 of this Chapter. Subd. 2. Essential services requiring a permit as provided by Section 21160 of this Chapter. Subd. 3. Essential service structures (as defined by Section 21005 of this Chapter) that do not exceed five feet in height or 20 square feet in area, necessary for the health, safety and general welfare of the City, excluding public works type facilities and uses, provided that: (a) Equipment is completely enclosed in a permanent structure with no outside storage. (b) Landscaping is provided to screen any such structure. Subd. 4. Other uses of the same general character as those listed as a permitted use in this district and the respective sub-district. Subd. 5. Outdoor display (permanent) of seasonal or convenience items (e.g., windshield washer fluid, softener salt) as an accessory use in association with an allowed principal use provided that: (a) The area so occupied shall not exceed 10 percent of the gross floor area of the principal building or 100 square feet, whichever is less. (b) No display of merchandise shall occur within the required front, rear, or side yards. (c) Such outdoor display of merchandise shall be limited to the area of customer entrances or within pump islands. (d) Such outdoor display of merchandise shall not exceed five feet in height. (e) Such outdoor display area shall be included in the calculations for parking spaces required for the use and shall not occupy space required for parking as regulated by Section 21135 of this Chapter, except as may be exempted for cause by the Zoning Administrator. Subd. 6. Outside, above ground storage facilities for fuels used for heating purposes; outdoor generators located 200 feet or more away from residentially guided or zoned property; and outdoor equipment used for dispensing fuels to vehicles or containers used in conjunction with the approved principal use, but not for sale. Such features for new developments shall be included with the site plan submitted for review and approval as required by this Chapter, and such features for existing developments shall be subject to the approval of the Zoning Administrator and the following criteria: (a) The design, construction, and location of any such features must comply with State and City codes including appropriate National Fire Protection Association standards, Minnesota State Fire Code requirements, and manufacturer’s specifications. (b) An accurate site plan for the development based upon a certified survey, shall be submitted showing to scale the location of such features, including any fencing and landscaping related to safety or screening. (c) To assure that fire hose streams can be directed onto such features with minimal obstruction, solid wall enclosures shall not be used. (d) Such features must be located so as not to obstruct approved parking spaces, driving aisles, fire lanes, utility easements, or required building ingress or egress points. 53 (8) (e) No signage shall be permitted, other than required safety information, product identification, product hazards, and operation instructions. For the purpose of this section, “signage” includes words, graphics, logos, and symbols. (f) Outdoor generators located less than 200 feet from residentially guided or zoned property shall require the approval of a site plan (or site plan amendment) for a major project, pursuant to Section 21045.05 of this Chapter. (Amended by Ord. No. 2012-05, 02/28/12) Subd. 7. Temporary mobile towers for personal wireless service antennas, as regulated by Section 21175 of this Chapter. Subd. 8. Temporary events and outdoor sales subject to the following criteria: (a) Special Promotional Events (except Carnivals). (1) Such activity is directed towards the general public and includes grand openings, business events, craft shows, flea markets, mechanical and animal rides, and outdoor display of materials. (2) The event shall not exceed the period specified in the administrative permit and in no case shall exceed three consecutive calendar days per event. (3) There shall be no more than two special events per calendar year per property. However, each tenant in a multi-tenant building shall be permitted one special event per year. Multi-tenant buildings with less than five lease spaces shall be considered as a single property for purposes of this provision. (b) Carnivals. (1) The applicant must submit an amusement license application as required by Section 1100 of the City Code. (2) The event shall not exceed the period specified in the administrative permit and in no case shall exceed seven consecutive calendar days per event. (3) There shall be no more than one carnival per calendar year per property. (b) Outdoor Sales, including but not limited to transient merchants and transient produce merchants (excluding Christmas Tree Sales): (1) Such activity is directed towards the general public and includes warehouse sales, sidewalk sales, inventory reduction or liquidation sales, distressed merchandise sales, sales of fireworks, seasonal merchandise sales (except Christmas trees), and transient merchant and transient produce merchant sales. (2) The following specific standards shall apply to all proposed temporary outdoor sales activities allowed by this paragraph and by City Code business licensing provisions in addition to other applicable building and safety code requirements as determined by the Zoning Administrator. a. The maximum total time for temporary outdoor sales activities shall be the period specified in the administrative permit and, in no case, shall exceed 90 days per calendar year per property. b. There shall be no more sales activities than those specified in the administrative permit and, in no case, shall there be more than 10 sales activities per year per property. c. Sales activities may be conducted within a required yard provided the area is paved and the activity does not interfere with parking, traffic circulation or 54 (9) emergency vehicle access. Temporary sales on unpaved landscaped areas is prohibited. d. Sales of fireworks shall also be regulated by Section 1110 of the City Code. (d) Outdoor Christmas Tree Sales. (1) Such activity is directed towards the general public and consists of the outdoor sales of cut evergreen trees, boughs, wreaths and other natural holiday decorations and related products. (2) The following specific standards shall apply to all proposed outdoor Christmas tree sales allowed by this paragraph and by City Code business licensing provisions in addition to other applicable building and safety code requirements as determined by the Zoning Administrator. a. The maximum total time for sales activities shall be the period specified in the administrative permit and, in no case, shall exceed 45 days per calendar year per property. b. There shall be no more than one sales activity per year per property, which shall be in addition to any special events or other outdoor sales permitted on the property. c. Sales activities may be conducted within a required yard provided the area is paved and the activity does not interfere with parking, traffic circulation or emergency vehicle access. Sales on unpaved landscaped areas is prohibited. (e) General Standards applying to all temporary events and outdoor sales. (1) The event or sale shall be accessory to or promoting the permitted or conditional use approved for the site. (2) Tents, stands, and other similar temporary structures may be used, provided they are clearly identified on the submitted plan and provided that it is determined by the Zoning Administrator that they will not impair the parking capacity, emergency access, or the safe and efficient movement of pedestrian and vehicular traffic on or off the site. (3) The submitted plan shall clearly demonstrate that adequate off-street parking for the proposed event can and will be provided for the duration of the event. Determination of compliance with this requirement shall be made by the Zoning Administrator who shall consider the nature of the event and the applicable parking requirements of Section 21135. Consideration shall be given to the parking needs and requirements of other occupants in the case of multi-tenant buildings. Parking on public right-of-way and streets is prohibited; except that parking on local streets may be allowed on Saturday and Sunday only, provided that the petitioner arranges for traffic control by authorized enforcement officers, as approved in writing by the Police Chief, at the petitioner’s expense. (Amended by Ord. No. 2016-11, 04/26/16) (4) Signage related to the event or sale shall be in compliance with the temporary sign standards of Section 21155 and shall be allowed for the duration of the event. The Zoning Administrator may authorize special signage for purposes of traffic direction and control; the erection and removal of such signage shall be the responsibility of the applicant. (5) The approved permit shall be displayed on the premises for the duration of the event. (6) All activity related to the event or sale must take place within the time permitted in the administrative permit. No buildings, equipment or materials may be erected or displayed prior to the start date identified in the permit application and all structures, equipment and displays must be removed by the end date identified in the administrative permit. (7) Not more than one such event or sale shall be allowed per property at any given time. 55 (10) (Amended by Ord. No. 2011-05, 02/22/11) Subd. 9. Temporary structures, as regulated by Section 21167 of this Chapter. (Amended by Ord. No. 2000-06, 02/29/00) (Amended by Ord. No. 2004-02, 01/13/04) (Amended by Ord. No. 2005-01, 01/11/05) (Amended by Ord. No. 2008-09, 03/25/08) (Amended by Ord. No. 2009-07, 05/12/09) 56 (11) 21475.15. AREA REQUIREMENTS AND CONSTRUCTION LIMITATIONS: The following requirements shall be observed in the CC District, subject to additional requirements, exceptions and modifications set forth in this Chapter. District Area Minimum Lot Area Minimum Minimum Lot Width (feet) Minimum Lot Depth (feet) Maximum Structural Coverage (a) Setbacks (feet) (a) Maximum Building Height None None None None 40% Front yard (maximum) 20 (b) Princ. Bldg. 45 feet Acc. Bldg. 20 feet Side yard None Rear - Principal Bldg. (minimum) 50 Rear – Acc. Bldg. (minimum) 25% of lot depth (a) Special requirements apply for environmental overlay districts - See appropriate text (b) Maximum may be exceeded when abutting principal arterials or when site topography requires that a building be set back further to achieve acceptable grades between the street, the site entrance and the building. (Amended by Ord. No. 2001-06, 02/13/01) (Amended by Ord. No. 2007-28, 11/13/07) (Amended by Ord. No. 2009-07, 05/12/09) 21475.17. SPECIAL DESIGN AND PERFORMANCE STANDARDS. The following special design and performance standards shall be observed in the CC District subject to the additional standard requirements, exceptions and modifications set forth in this Chapter: Subd. 1. Parking: (a) No parking spaces shall be located between the front of the principal structure and the abutting front lot line. (Amended by Ord. No. 2007-28, 11/13/07) (b) No more than 50 percent of the parking provided on the lot shall be located in front of the rear building line to the front yard lot line. (c) No parking spaces shall be located on corner lots at the point of street intersections. (d) A reduction of up to 10 percent in the number of required off-street parking spaces may be approved by the Zoning Administrator in the case of shared parking areas between abutting uses. 57 (12) (e) A reduction of one parking space from the number of required off-street parking spaces may be approved by the Zoning Administrator for each on-street parking space provided at the lot frontage on a public street. Subd. 2. Loading: (a) Loading areas and docks, as required by Section 21135 of this Chapter, shall be limited to the rear of the principal building. (b) Special landscape screening or building design measures shall be required to minimize and limit the visual impact of loading docks and areas. Subd. 3. Pedestrian Circulation: (a) Each property shall be responsible for the installation and maintenance of a sidewalk pursuant to City standards at all lot lines abutting streets except Highway 55. (b) Each property shall provide a sidewalk pursuant to City standards from the front lot line to the main entrance of the principal structure. (c) Each property shall provide a designated pedestrian circulation system through and from off - street parking areas into the principal structure. This circulation system shall also connect to circulation systems of adjacent properties. (d) Properties which are adjacent to the pedestrian spine shall be required to dedicate land or provide easements as may be applicable for the spine and shall make appropriate landscape improvements and pedestrian connections. (e) All crosswalks across public or private drives shall be a minimum of five feet wide and shall be constructed with a distinctive paving material, as approved by the City. (Amended by Ord. No. 2007-28, 11/13/07) Subd. 4. Landscaping: (a) The dominant tree species and planting patterns utilized on site shall be the same as the species of street tree and planting patterns to the front of the property except as provided below. (b) The periphery of all parking lots shall be landscaped and screened in compliance with Section 21130 of this Chapter and the City Center provisions of the Comprehensive Plan. (c) Berms shall not be allowed. (d) Water quality ponding areas shall be designed and landscaped in a park-like character, as specified by the City Center portion of the Comprehensive Plan. Water quality ponds shall also be designed to City engineering standards. If an alternative design is required, City approved plantings shall be installed as opposed to fencing. (e) Existing trees shall be maintained and preserved to the extent possible and in compliance with Section 21130 of this Chapter. (f) The landscaping of areas along pedestrian corridors shall have a consistent character throughout the City Center Zoning Districts and shall be comprised of design and landscape features as specified by the City Center portion of the Comprehensive Plan. (g) Sites adjacent to the pedestrian spine shall provide landscaping adjacent to the spine. (h) Shade trees shall be planted in all parking lot islands. A minimum of one tree shall be planted in each island and one tree shall be planted for each 150 square feet of island. (i) A consistent landscaped edge, utilizing plant materials and/or decorative hardscape, shall be constructed between parking areas and streets. 58 (13) (j) The edges of the sidewalks and trails shall be reinforced with street trees, plantings, pedestrian- scale street lights and other similar amenities. (Amended by Ord. No. 2007-28, 11/13/07) (Amended by Ord. No. 2015-15, 05/26/15) Subd. 5. Plazas. (a) All properties with principal buildings in excess of 30,000 square feet shall be required to have a public plaza area(s). (b) The design of plazas shall include special paving, benches, trash receptables, lighting fixtures and other similar type features which comply with the Comprehensive Plan and City specifications. (Amended by Ord. No. 2007-28, 11/13/07) Subd. 6. Signs are regulated by Section 21155 of this Chapter. (Amended by Ord. No. 2007-05, 01/23/07) Subd. 7. Buildings. (a) All sides of buildings shall have an equal appearance in terms of materials and general design. (b) The architectural appearance, including building character, permanence, massing, density and composition, scale, construction materials, and functional plan of all principal buildings shall comply with the Comprehensive Plan. (Amended by Ord. No. 2001-06, 02/13/01) (c) All principal buildings shall have an entry on the street. (d) The major building massing of the principal structure shall parallel the street frontage of the lot. (e) Trash and recycling storage areas shall be designed internal to the principal building and shall not be allowed in an external fenced structure. (f) Building elevations shall be articulated to reduce the apparent size and undulate their facades. (g) Buildings shall provide a base and top to their architecture. (h) The tops of buildings shall be articulated to minimize “box”-like images. (i) Buildings shall be architecturally unique and shall not be of corporate architecture (including roof patterns, corporate colors, architectural elements, and similar treatments). (j) Large blank exterior wall surfaces shall be prohibited; walls shall be articulated, especially with windows. (k) Buildings shall comply with the following list of allowable and prohibited materials: (1) Allowable Materials. a. Easily maintained materials that are durable and attractive at close distances (e.g., from the view of a pedestrian). b. Materials that have an attractive pattern, texture, and quality detailing. c. Brick, stone, or high-quality pre-cast concrete (colored and textured). d. Metals with matt finish and with neutral or earth tone colors; metals that are used for exterior walls should have visible corner moldings and trim. e. Transparent glass. f. Canvas awnings. (2) Prohibited materials. a. Non-durable siding materials such as plywood, corrugated metal or fiberglass, or other materials that decay rapidly when exposed to the elements. b. Materials that have no pattern or relief, especially when those materials are applied to large wall surfaces. c. Simulated brick or stone. 59 (14) d. Wood, except as accent materials or in elements that are integrated with other “desired” materials. e. Mirrored glass, especially mirrored glass that faces an active pedestrian street. f. Materials that represent corporate colors, patterns, or trademarks. g. Brightly colored metal roofing or canopies. h. Concrete that is not enhanced as indicated under “Allowable Materials” in (1) above, especially pre-cast, tilt-up walls. i. Synthetic awnings and awnings designed to be illuminated from within. (Amended by Ord. No. 2007-28, 11/13/07) (Amended by Ord. No. 2009-07, 05/12/09) Subd. 8. Lighting. (a) Lighting as regulated by Section 21105.06 may be allowed subject to the limitation noted below. (b) The height of a freestanding luminaire shall not exceed 25 feet. (Amended by Ord. No. 2001- 06, 02/13/01) (Amended by Ord. No. 2004-30, 11/23/04) Subd. 9. Other. Other special design features and requirements as specified in the Comprehensive Plan Appendix shall be required as applicable to respective properties within the district. (Amended by Ord. No. 2007-28, 11/13/07) (Amended by Ord. No. 2000-27, 07/11/00) Section 3. Amendment. Section 21475 of the Plymouth City Code (CC, CITY CENTER DISTRICT) is amended by adding the following: 21475.01. - Purpose The purpose of the City Center (CC) District is to provide a mixture of residential, commercial, entertainment, civic, institutional, and related public facilities in a pedestrian -oriented streetscape. Standards to promote high quality buildings and site design to foster a vibrant, safe, attractive, and walkable pedestrian environment. 21475.02. – Procedures Approval procedure requirements in the CC District shall be applied for all development activity as per the requirements of Section 21045 and Section 21015, Section 21025. Additional zoning processing may be required, depending on the use classification or nature of the application under this District. All applicable projects must also conform to the City Center Design Standards. 21475.03. – Non-conforming Buildings, Structures, and Uses Lawful non-conforming uses in this category may be expanded one time after the effective date of this ordinance, by a maximum of 25% of the gross floor area of the principal building, as an exception to the prohibition on expansion of non-conformities. The one-time expansion shall be subject to the approval of an administrative permit and compliance with the following: (a) The expansion would be architecturally compatible with the existing principal structure. (b) Adequate off-street parking exists for the expansion. (c) There are no adverse off-site impacts from such things as traffic, vision safety, noise, dust, odors, or parking. (d) The expansion is an improvement to the appearance and stability of the property and neighborhood by ensuring the proposed expansion meets all current zoning and building code requirements. (e) The expansion is compatible with the character of the neighborhood. 60 (15) 21475.04. - Allowed Uses Table 21475-A lists the uses allowed within the CC District, and whether they are permitted uses, conditional uses, allowed by administrative permit (including temporary uses), or prohibited. The Table includes both principal and accessory uses as identified. Uses are presumed to be allowed as both principal and accessory uses unless otherwise noted as accessory only. Table 21475-A identifies several prohibited uses, which are explicitly not allowed under any permitting process. In addition to these uses, any use that is specifically not allowed in the district, does not fall within an allowed use definition, or is interpreted as not part of a use definition, is prohibited. This district stands alone in terms of uses, and where the standards vary from those of the general zoning ordinance or City Code, this section shall prevail. The Community and Economic Development Department may determine that a particular standard or use is subject to either or both of any competing standards and uses in the City Code. The allowable uses listed in this District are either permitted, conditional, or interim. The Community and Economic Development Department may determine that a use which is not specifically listed, is reasonably included in these allowed uses, with the exception that specifically prohibited uses shall not be included or interpreted as such, without a specific zoning amendment. 61 (16) TABLE 21475-A: USE MATRIX Key: P=Permitted, C=CUP, AP=Administrative Permit, X=Prohibited Uses listed as Permitted shall be subject to separate CUP review when any component of the site use, existing or proposed, is listed as requiring a Conditional Use Permit. Use CC Use Standard (§ = Section) Residential Dwelling – Single-Family Detached X Dwelling – Townhouse Attached C §21475.06 (Subd. 1), §21015 Dwelling – Multiple-Family C §21475.06 (Subd. 2), §21015 Mixed-Use Building P §21475.05 (Subd. 1) Residential Care Facility C Stat. 462.357, Subd. 8, §21075.06 (Subd. 3), §21015 Public/Institutional Community Center P/C §21475.05 (Subd. 2), §21475.06 (Subd. 4), §21015 Educational Facilities, Public or Private Schools X Governmental and Public Buildings P/C §21475.05 (Subd. 2), §21475.06 (Subd. 4), §21015 Parks and Recreational Facilities P/C §21475.05 (Subd. 2), §21475.06 (Subd. 4), §21015 Public Parking Garage P/C §21475.05 (Subd. 2), §21475.05 (Subd. 12), §21015 Other Public Uses P/C §21475.05 (Subd. 2), §21475.06 (Subd. 4), §21015 Retail, Hospitality, and Office Entertainment – Commercial, Indoor P §21475.05 (Subd. 4) Firearms Ammunition Sales X Firearms Sales and Ranges (Indoor or Outdoor) X Recreation – Commercial, Indoor P §21475.05 (Subd. 3) Hotel P §21475.05 (Subd. 10) Motor Vehicle Fuel Sales X §21015 Motor Vehicle Sales, Leasing, or Rental Dealership X Offices, Administrative/Commercial P §21475.05 (Subd. 5) Offices, Professional P §21475.05 (Subd. 6) Outdoor Dining (Accessory Only) AP §21475.07 (Subd. 3) Overnight Storage, Parking of Company Vehicles or Trailers X Pawn Shops X Personal Services P §21475.05 (Subd. 7) Restaurants and Bars P §21475.05 (Subd. 9) Retail Sales and Service P §21475.05 (Subd. 8) Secondhand Goods Dealer X Retail, Hospitality, and Office Check Cashing Facilities, Same-Day Loan Services, and Similar Non-Full-Service Financial Institutions X Uses without an Active Use on the Main Floor, unless Public X 62 (17) TABLE 21475-A: USE MATRIX Key: P=Permitted, C=CUP, AP=Administrative Permit, X=Prohibited Uses listed as Permitted shall be subject to separate CUP review when any component of the site use, existing or proposed, is listed as requiring a Conditional Use Permit. Use CC Use Standard (§ = Section) Service Animal Care Facility – Fully Enclosed X Animal Care Facility – With Outdoor Area X Car Wash X Commercial Daycare Facility C §21150, §21015 Educational Facility X Funeral Homes and Mortuaries X Religious Institutions with Assembly Only C §21015 Self-Storage Facility X Tutoring/Learning Centers C §21015 Vehicle Repair/Service – Minor X Vehicle Repair/Service – Major X Transportation Drive-Through Facility X Private Parking Garage (Accessory) P Transit Station (City Only) P Vehicle Alternative Fueling Facility (Accessory) P/AP §21475.05 (Subd. 11) Surface Parking Lot (Principal) X Other (Accessory Only) Antennas C §21175, §21015 Essential Services AP §21475.07 (Subd. 4) Fences P §21130 Radio and Television Stations X Signs P §21155 Temporary Use Contractor's Office AP §21475.07 (Subd. 5) Farmers’ Market (Publicly Sponsored) P Mobile Towers (Temporary) AP §21475.07 (Subd. 7), §21167 Outdoor Events and Sales AP §21475.07 (Subd. 5) Real Estate Sales Office/Model Unit AP §21457.07 (Subd. 1) Structures, Temporary AP §21475.07 (Subd. 6), §21175 63 (18) 21475.05. - Permitted Use Standards Where applicable, principal uses are required to comply with all use standards of this section, in addition to all other regulations of this Ordinance. Subd. 1. Mixed-Use Building Defined for the purposes of this District as: A multi-story building that contains allowed retail and services on the ground floor and allowed residential and/or non-residential uses on the upper floors. The architectural design of mixed-use buildings shall incorporate design elements that visually separate the commercial level from the residential levels above, through prominent building ornamentation and/or stepped-back front wall exposure for upper levels and shall comply with the City Center Design Standards. Subd. 2. Public/Institutional This use shall be permitted when owned and/or operated by the City of Plymouth. When owned and/or operated by another public or quasi-public agency, the proposed uses shall require a conditional use permit, and be evaluated as to whether such uses contribute to the success and intent of the CC District. Considerations shall include the attraction of clients and customers to the area, the employment of significant numbers of daytime employees, the minimization of parking of commercial vehicles, heavy equipment, or trucks, and other objectives of the district. Public service uses, including public parking facilities, public open space, and similar such uses shall also be included in this category, subject to the same process, depending on ownership and/or operation, as other public or institutional uses, and subject to the requirements of Section 21015 as appropriate. Subd. 3. Recreation - Commercial, Indoor Defined for the purposes of this district as: Indoor commercial activities in which the consumer/participant engages in a recreational, sports, and/or athletic experience. Examples include health clubs, bowling centers, tennis and pickleball facilities, and similar activities. Subd. 4. Entertainment - Commercial, Indoor Defined for the purposes of this district as: Indoor commercial activities that provide entertainment presented to the consumer or provides interactive entertainment to the consumer. Examples include amusement centers, live theater, art galleries and studios, or other exhibition spaces, and similar activities. Subd. 5. Offices, Administrative/Commercial Defined for the purposes of this district as: Facilities that provide, for rent or ownership, space for the administrative, clerical, commercial, corporate, or general office operations activities of business entities and their employees. Such spaces may include business meeting facilities, but typically, not facilities to provide direct services or sales to customers on site. Subd. 6. Offices, Professional Defined for the purposes of this district as: Facilities that provide, for rent or ownership, space for the conduct of business activities of various professions, including those which routinely provide services directly to individual customers, clients, and patients on site. Examples include medical and dental clinics, legal offices, financial services, real estate offices, insurance offices, artist studios, and similar uses. Services are delivered to individuals or families, but typically do not include services to groups. Subd. 7. Personal Services Defined for the purposes of this district as: Facilities that provide non-medical services to individuals or their persons on site. Examples include hair and beauty salons, licensed therapeutic massage, or similar uses. 64 (19) Subd. 8. Retail Sales and Service Defined for the purposes of this district as: Uses which provide the sale of goods to the end consumer, and which maintain both stock and sales area facilities on site for commercial transactions and product delivery. Such uses may include online sales and remote delivery as an accessory aspect of the business enterprise and may include limited (no more than 25% of the net usable floor area) on site accessory services related to repair or fabrication, such as plumbing supplies, electrical, appliance, electronic, and similar goods, and services. Subd. 9. Restaurants and Bars Defined for the purposes of the district as: Cafes, coffee shops, restaurants, on-sale liquor establishments, brewery taprooms, and other establishments which prepare and serve food and/or beverages to the public, either for onsite consumption, pick up for offsite consumption, or for delivery to the end consumer. This use does not include drive-up or drive-through window service. Specified pick-up lanes accessory to on-site sit-down food and beverage service may be allowed by conditional use permit if such lane does not create undue traffic congestion and is located in areas of the site that are not adjacent to public or private streets. Catering services shall only be allowed as accessory to on-site service and sales. Outdoor dining may be allowed by administrative permit as an accessory use to restaurants and/or bars, provided it can be reasonably accommodated on site with regard to pedestrian and vehicular access. Subd. 10. Hotel Allowed as a permitted use and may include restaurants, bars, and other food service uses as an additional principal use or as an accessory use on the same parcel whether such accessory use is attached to or detached from the principal structure. Subd. 11. Vehicle Alternative Fueling Facilities Such facilities shall be permitted accessory uses provided: (a) Permanent signage may be placed on the individual fueling stations at no more than 2 square feet per station, including all identifying materials, instructions, and other components. (b) No temporary or off-site signage or video/audio may be allowed for the use generally, nor for the individual stations. (c) Alternative fueling facilities may be allowed with 3 or more charging stations by an administrative permit. Subd. 12. Parking Garages Parking garages shall be permitted accessory uses and may include public-private ventures for the purposes of this section. Such structures shall minimize exposure of the structure to public streets or primary access private drives. Public parking garage on public land shall be permitted as a principal use. Private parking garages shall be allowed as an accessory use only. Subd. 13. Surface Parking Lots Off-street parking as an accessory use for the keeping of passenger vehicles, as well as business vehicles in designated private parking lots which are no greater in size than a standard passenger vehicle in height, width, or length. Permitted surface off-street parking is limited to no more than 50% of the required parking for the principal use to which such parking is a ccessory. All other required parking shall be provided in a covered structure and/or provided by public off-street parking structures according to fees for parking reduction as regulated by Section 21475.09 Subd. 2 of this Chapter. 21475.06. - Specific Conditional Use Permit Standards Where applicable, principal uses are required to comply with all use standards of this section, in addition to all other regulations of this Ordinance. 65 (20) Subd. 1. Dwelling, Townhouse Attached Attached townhouses may occupy ground-floor level parcels with integrated parking for resident vehicles. Visitor parking may be located in public ramps or on-street, subject to applicable restrictions. (a) Townhouse dwellings shall incorporate a variety of articulated building wall planes, and varied roof lines. Window and architectural features shall be incorporated into all exterior walls. (b) Townhouses shall be provided with street-facing living space of at least 16 feet in width with an entry door on the ground floor, or in the alternative, a usable front porch at least 5 feet in depth. All townhouse units shall have a prominent street-facing front door entrance. (c) Individual units shall rely on parking garages that are rear-loaded, and which do not gain direct access from the street-facing aspect of the unit. Access to internal garage parking shall be architecturally minimized, with a preference for rear or underground access. (d) No individual parcel or any combination of contiguous parcels of more than 2 acres may be dedicated to townhouse development. No parcel adjoining any parcel with townhouse units shall be eligible to be developed with townhouses, nor with any residential project of less than 20 units per acre. Subd. 2. Dwelling, Multiple-Family Multiple-family buildings may occupy ground-floor level parcels with internalized parking for resident vehicles. (a) Visitor parking may be located in public ramps or on-street, subject to applicable restrictions. (b) Garages shall be underground, under the principal building, and/or attached to the principal building – no detached garage buildings shall be permitted. Garages shall be hidden from main public facing street view. Public or public-private standalone partnership ramps shall be allowed with multiple-family buildings with approval of Council. (c) Multiple-family dwellings shall incorporate a variety of articulated building wall planes and varied roof lines. Window and architectural features shall be incorporated into all exterior walls. Access to living space shall include a prominent front entry. (d) Parking that is located on the ground level of any multiple-family structure shall not be exposed to the adjoining public street. Such parking shall only be located in areas behind actively used spaces, such as dwelling units, common lounge or amenity spaces, or similar uses. Subd. 3. Residential Care Facility Licensed or registered group care residential housing from 12-16 residents with services, allowed by conditional use permit per Minnesota State Statute. The residential facility shall be subject to the requirements of this district, as well as those applied to dwelling – multiple-family in this section, including architecture, parking, site design and all other elements. Subd. 4. Public/Institutional This use shall be when owned and/or operated by the City of Plymouth. When owned and/or operated by another public or quasi-public agency, the proposed uses shall require a conditional use permit, and be evaluated as to whether such uses contribute to the success and intent of the CC District. Considerations shall include the attraction of clients and customers to the area, the employment of significant numbers of daytime employees, the minimization of parking of commercial vehicles, heavy equipment, or trucks, and other objectives of the district. Subd. 5. Commercial Daycare Facility Commercial daycare facility as a principal use of property, or a tenant in a multi-tenant commercial building, shall be a conditional use, subject to required agency licensing. 66 (21) Subd. 6. Antennas Mounted only on existing structures, but not new freestanding towers, and subject to Section 21175 of the City Code. Personal wireless service antennas shall comply with the requirements of Section 21175.08, Subd. 2., and the following requirements: (a) No antenna shall be constructed or installed that requires the installation of any new freestanding tower. (b) No antenna shall exceed the height of the structure on which it is mounted. (c) All antennas shall be painted to match the color and pattern of the structure on which they are mounted and shall be designed to blend into the background of their surroundings. (d) Equipment installations for any antenna under this section shall be located in the least visible location on the subject property, and all such equipment shall be fully screened from view of any adjoining public right of way, pedestrian way, or other public property. 21475.07. - Temporary Use Standards Temporary uses are required to comply with the standards of this section, in addition to all other regulations of this Ordinance and processing requirements of Section 21025. These regulations are for temporary uses located on private property. All temporary uses require an administrative permit, unless specifically cited as exempt or are required to obtain a license per the City Code. Subd. 1. Contractor’s Office A contractor’s office is only allowed with, and during, an active city building permit. Subd. 2. Outdoor Dining (a) Adequate parking must be provided, including ADA accessible parking spaces. (b) No portion of outdoor dining shall be located within any public right-of-way (sidewalks/trails, boulevard, streets), unless the city has granted specific approval. (c) Outdoor dining may not occupy more than 600 square feet of any required parking area. (d) Outdoor dining shall not obstruct required drive aisles or fire lanes. (e) Outdoor dining shall not interfere with any pedestrian walkways or impede ADA accessible routes intended for the general public, unless other accommodations are provided. (f) Outdoor dining shall meet the standards and licensing requirements of the city. Subd. 3. Real Estate Sales Office/Model Unit Allowed for new, or newly remodeled, residential structures with more than 10% of the units unrented or unsold. This does not prohibit on-site management offices for the purposes of management of residential units or commercial uses on the same premises. Subd. 4. Essential Services Services as defined in Section 21005.02 and as regulated and provided for in Section 21160 of the City Code, but not buildings of more than 200 square feet, nor as the only structure on any parcels of more than 3,000 square feet in lot area. Subd. 5. Temporary Outdoor Events and Outdoor Sales Defined for the purposes of this district as: Temporary events: activities directed towards the public and includes grand openings, business events, and live entertainment within an outdoor space. Temporary outdoor sales: activities directed towards the public and includes sidewalk sales, fireworks sales, seasonal merchandise, and transient merchant sales. (a) Temporary outdoor events: (1) A management plan is required as part of the administrative permit application that demonstrates the following: i. The presence of an on-site manager for the event. 67 (22) ii. General layout of performance areas, visitor facilities, restrooms, waste receptacles, parking areas, and all ingress and egress from the site. iii. Days and hours of operation, including setup and take down times. iv. Description of crowd control and security measures. v. The event shall not exceed 3 consecutive calendar days per event. vi. There shall be no more than 2 special events per calendar year per single tenant property. Multi-tenant buildings shall be permitted 1 special event per year for each tenant. (b) Temporary outdoor sales: (1) A management plan is required as part of the administrative permit application that demonstrates the following: i. Days and hours of operation, including setup and take down times. ii. General layout of sales area. iii. No sales or display areas are permitted in any public right-of-way. iv. The maximum total time for temporary outdoor sales activities shall be the period specified in the administrative permit and, in no case, shall exceed 90 days per calendar year per property. v. City Code licensing provisions and other building and safety code requirements shall be followed. vi. Sales of fireworks shall also be regulated by Section 1110 of the City Code. (c) General standards applying to all temporary events and outdoor sales. (1) The event or sale shall be accessory to or promoting the permitted or conditional use approved for the site. (2) Tents, stands, and other similar temporary structures may be used, provided they are clearly identified on the submitted plan and provided that it is determined by the Zoning Administrator that they will not impair the parking capacity, emergency access, or the safe and efficient movement of pedestrian and vehicular traffic on or off the site. (3) The submitted plan shall clearly demonstrate that adequate off-street parking for the proposed event can and will be provided for the duration of the event. Determination of compliance with this requirement shall be made by the Zoning Administrator who shall consider the nature of the event and the applicable parking requirements of Section 21135. Consideration shall be given to the parking needs and requirements of other occupants in the case of multi-tenant buildings. (4) Signage related to the event or sale shall follow the temporary sign standards of Section 21155 and shall be allowed for the duration of the event. The Zoning Administrator may authorize special signage for purposes of traffic direction and control; the erection and removal of such signage shall be the responsibility of the applicant. (5) The approved permit shall be displayed on the premises for the duration of the event. (6) All activity related to the event or sale must take place within the time permitted in the administrative permit. No buildings, equipment or materials may be erected or displayed prior to the start date identified in the permit application and all structures, equipment and displays must be removed by the end date identified in the administrative permit. (7) No more than 1 such event or sale shall be allowed per property at any given time. (8) City sponsored events are exempt from the requirements. Subd. 6. Temporary structures, as regulated by Section 21167 of this Chapter. Subd. 7. Temporary mobile towers for personal wireless service antennas, as regulated by Section 21175 of this Chapter. 68 (23) 21475.08. - Lot Requirements and Setbacks The following requirements shall be observed in the CC District, subject to additional requirements, exceptions and modifications set forth in this Chapter. All standards relate to both principal and accessory buildings. Subd. 1. Building Design and Materials (a) The architectural appearance, including building character, permanence, massing, density and composition, scale, construction materials, and functional plan of all principal buildings shall comply with the comprehensive plan, and specifically the applicable sections of the plan related to city center land use and objectives. (b) All sides of buildings shall have an equal appearance in terms of materials and general design. (c) All principal buildings shall have an entry on the street and an active main floor use. (d) The major building massing of the principal structure shall parallel the street frontage of the lot. (e) Trash and recycling storage areas shall be designed internal to the principal building and shall not be allowed in an external location. (f) Building elevations shall be articulated to reduce the apparent size and undulate their facades. (g) Buildings shall provide a base and top to their architecture. (h) The tops of buildings shall be articulated to minimize box-like images. TABLE 21475-B: Lot Requirements Requirements CC Use Standard (§ = Section) Bulk Requirements Lot Area Minimum - Lot Area Maximum – Townhouse 2 acres Lot Width Minimum - Lot Depth Minimum - Structural Coverage Maximum 80% Overlay Districts - §21660, §21665, §21670 Subdivision Regulations - Chapter 5 – City Code Setback Requirements Front Yard – Minimum 0 Front Yard – Maximum 20' Side Yard 0 Rear Yard – Minimum 10' Rear Yard – Maximum 50' Building Height Requirements Height – Maximum Permitted 60' Density Requirements - Dwelling Units/Acre Multiple-Family 20 - 40 Townhouse 6 - 20 Other Exterior Lighting LZ2 §21105.06 69 (24) (1) Buildings shall be architecturally unique and shall not be of corporate architecture (including roof patterns, corporate colors, architectural elements, and similar treatments). (2) A variety of architectural styles, both traditional and modern, are allowed and encouraged. However, building rooflines, ridgelines, wall planes, and overall form must present a variety of heights, articulation, and other design features that contribute to interesting architectural views. (i) Any exterior wall adjacent to or visible from a public street, public open space, or abutting property may not exceed 50 feet in length within significant visual relief consisting of one or more of the following: (1) The façade shall be divided architecturally by means of significantly different materials, or textures, or (2) Division into building segments with separate display windows, or (3) Ornamental features, such as arcades or awning, or (4) Division of the building mass into several smaller segments, or (5) Horizontal offsets of at least 2 feet in depth. (j) Buildings shall comply with the following list of allowable and prohibited materials: (1) Allowable Materials a. Easily maintained materials that are durable and attractive at close distances (e.g. from the view of a pedestrian). b. Materials that have an attractive pattern, texture, and quality detailing. c. Brick, stone, or high-quality pre-cast concrete (colored and textured). d. Transparent glass. e. Canvas awnings. f. Metals with matte finish and with neutral or earth tone colors as accent only. (2) Prohibited Materials a. Non-durable siding materials such as plywood, corrugated metal or fiberglass, or other materials that decay rapidly when exposed to the elements. b. Materials that have no pattern or relief. c. Simulated brick or stone. d. Wood, except as accent materials or in elements that are integrated with other "desired" materials. e. Mirrored glass that faces an active pedestrian street. f. Materials that represent corporate colors, patterns, or trademarks. g. Brightly colored metal roofing or canopies. h. Concrete that is not enhanced as indicated under "Allowable Materials" in (1) above, especially pre-cast, tilt-up walls. i. Synthetic awnings and awnings designed to be illuminated from within. j. Metal siding as a primary material (more than 50% of any façade). Subd. 2. Landscaping (a) The dominant tree species and planting patterns utilized on site shall be complementary to the species of street tree and planting patterns to the front of the property whenever such a theme can be utilized. (b) Existing trees shall be maintained and preserved to the extent possible and in compliance with Section 21130 of this Chapter. (c) In addition to any other planting requirements of this Section, all development sites shall be landscaped with the number of plant materials required by Section 21130.03, Subd. 2. (c)(2) and (3), for all uses, whether residential, commercial, or mixed-use. The Zoning Administrator may allow up to a 50% reduction in the required landscaping. (d) The landscaping of areas along pedestrian corridors shall have a consistent character throughout the CC District and shall be comprised of design and landscape features as specified by the City Center Design Standards. 70 (25) (e) Sites adjacent to the pedestrian spine shall provide landscaping adjacent to the spine. The city may specify that required landscaping shall include hardscape and active use areas in these locations. (f) A consistent landscaped edge, utilizing plant materials and/or decorative hardscape, shall be constructed between parking areas and streets, and any building and pedestrian pathway. (g) The edges of the sidewalks and trails shall be complemented with street trees, plantings, pedestrian-scale streetlights and other similar amenities. Subd. 3. Plazas and Entries The primary public entry to any building shall be designed to stand out from other areas of the building façade through architectural features and site elements that encourage pedestrian use. (a) All properties shall be required to have a public or private plaza area(s) supporting their main entries and/or at other prominent locations. (b) The design of plazas shall include special paving, benches, trash receptacles, lighting fixtures and other similar type features which comply with the Comprehensive Plan and City Center Design Standards. (c) Each entry plaza space shall include landscaping for year-round aesthetic enhancement and may include both permanent landscape plantings and/or movable containers for seasonal use. Subd. 4. Pedestrian Circulation A pedestrian circulation plan is required for building and development projects, to be approved by Zoning Administrator. The plan shall include and be consistent with the following: (a) Each property shall be responsible for the installation and maintenance of a sidewalk or trail pursuant to city standards at all lot lines abutting streets except Highway 55. Such sidewalk and other related pedestrian facilities shall maximize cross-site pedestrian access between the subject property, adjoining parking areas, and neighboring uses and properties. Completion of the pedestrian system is a fundamental component of the land use standards of the district, and projects may be denied for failure to comply when such connections are not completed in accordance with the city’s requirements. Because the requirements may vary by site, the City Council’s determination of completeness will be made at the time of approval, dependent on the proposed development, the surrounding uses (both existing and future), parking facility locations, open space locations, and other pedestrian facilities. (b) Each property shall provide a designated pedestrian circulation system through and from off-street parking areas into the principal structure. This circulation system shall also connect to circulation systems of adjacent properties. (c) Each building shall connect to the on-site sidewalk or trail system by way of a sidewalk that serves the main entrance of each building, with a minimum of five feet of width. (d) All main building entrances shall provide an entry plaza, structural elements, and landscaping that follows the City Center Design Standards. (e) Each property shall provide a sidewalk pursuant to city standards from the front lot line to the main entrance of the principal structure. Included with such sidewalk shall be an entry plaza, structural elements, and landscape that provides a robust entry treatment for all primary building entrances. (f) Each property shall provide a designated pedestrian circulation system through and from off-street parking areas into the principal structure. This circulation system shall also connect to circulation systems of adjacent properties. The pedestrian through the parking areas and to individual buildings should be designed as a prominent feature of the hardscape, enhancing pedestrian circulation and safety. (g) Properties which are adjacent to the pedestrian spine shall be required to dedicate land or provide easements as may be applicable for the spine and shall make appropriate landscape improvements and pedestrian connections. The property owner and/or 71 (26) developer should take care to select complementary materials, including street furniture and lighting elements, to those that exist in the immediate area. If the city has adopted a standard plate for such improvements, said improvements shall comply with any such standard plate(s). (h) All crosswalks across public or private drives shall maintain a minimum of 5 feet wide and shall be constructed with a distinctive paving material and other design elements, as approved by the city. Examples may include pavers, stamped and/or colored concrete, pedestrian scale lighting, wayfinding signage consistent with other such elements or required standard designs, as may be adopted. 21475.09. - Parking and Loading Requirements Parking requirements in the CC District shall be applied as per the requirements of Section 21135, with the following exceptions: Subd. 1. Parking supply requirements may be modified for certain uses as listed in the District. These requirements apply in the CC District only. Subd. 2. Parking supply requirements in the CC District for any use and/or development shall be applied under all the following terms: (a) For any use that is applying the parking supply requirements of Section 21135, a reduction in the required parking supply may be reduced by as much as 40% of the required supply in Section 21135, when the conditions of this section are met. (b) To qualify for the reduction, an applicant must pay a one-time parking supply reduction fee equal to the number of spaces times the per-space fee as adopted by the City’s Fee Ordinance. (c) An applicant must sign and record a legal instrument approved by the city which provides for access to the applicable parking lot for general public use. (d) The parking area must be signed that the parking lot is available to the public to park with a notice that states the availability of the area to public use. (e) No more than 25% of the spaces in the lot may be marked for specific tenants or customers of any specific business location, or for limited hours. Subd. 3. Residential uses shall not be eligible for the parking supply reduction in this section, and shall provide parking at a rate as specified in the applicable code and Table 21475-C. TABLE 21475-C: Parking Requirements Use Minimum Required Spaces Use Standard (§ = Section) Dwelling, Multiple-Family 1.2 spaces per bedroom Dwelling, Townhouse Attached 2 enclosed spaces per unit Other uses §21135.11 Guest Parking 1 guest parking space per 4 units Loading Zones 1 §21135, §21475.09 Subd. 4 Parking Area Design §21125.07 Compact Car Spaces §21125.07 Subd. 5 (d) Screening of Surface Parking §21130 Bike Parking, Multiple-Family Equal to number of required parking spaces §21475.09 Subd. 7 Bike Parking, Non-Residential Equal to 10% of required parking spaces §21475.09 Subd. 7 72 (27) Subd. 4. Off-Street Loading Off-street loading as an accessory use, as regulated by Section 21135 of this Chapter, but not including parking of semi-trailers, trailers, or semi-trailer trucks. Off-street loading shall be located on a parcel in such a way as to minimize its exposure to public rights-of-way and adjoining private development. Such loading areas in the CC District may be located on a parcel without regard to formal zoning “yard,” provided it meets all other requirements, including the requirements of this Section. Subd. 5. Off-Street Parking Surface parking lots, or off-street parking as an accessory use for the keeping of passenger vehicles, as well as business vehicles in designated private parking lots which are no greater in size than a standard passenger vehicle in height, width, or length. Permitted surface off -street parking is limited to no more than 50% of the required parking for the principal use to which such parking is accessory. All other required parking shall be provided in a covered structure and/or provided by public off-street parking structures according to fees for parking reduction as regulated by Section 21475.09 Subd. 2 of this Chapter. Subd. 6. Off-Street Parking Landscaping (a) The periphery of all parking lots shall be landscaped and screened in compliance with Section 21130 of this Chapter and the City Center Design Standards. Internal areas of parking lots shall be provided with landscaped islands or other features to minimize large expanses of uninterrupted pavement. Rows of parking spaces more than 100 feet in length shall be separated by at least one landscaped planting area at least 12 feet in width for each 4 rows, running for the length of the parallel rows. The planting area shall include a combination of trees, shrubs, and perennial plantings appropriate to the environment. (b) Parking lots shall be designed to utilize pavements that differentiate between the parking areas and pedestrian ways in accordance with the Pedestrian Circulation section of this Code. (c) Shade trees shall be planted in all parking lot islands. A minimum of one tree shall be planted in each island and one tree shall be planted for each 200 square feet of island. Subd. 7. Bike Parking New construction, redevelopment, or other proposals requiring Planning Commission or City Council review must provide bicycle parking as outlined below. (a) Multiple-Family. The number of bicycle parking spaces provided must be equal to the required number of automobile parking spaces and must be located interior to the building(s). Spaces may be within bike storage rooms, lockers, or floor or wall- mounted racks. (b) Non-Residential. The number of bicycle parking spaces provided must be at least equal to ten percent (10%) of the required number of automobile parking spaces. (c) Bike parking must be visible, well-lit, and at least as conveniently located as the most convenient automobile spaces, other than those spaces for accessible parking. (d) Spaces must be of sufficient dimension to accommodate a full-sized bicycle, including space for access and maneuvering. Section 4. Amendment. Section 21155.06, Subd. 5 of the Plymouth City Code (SIGN REGULATIONS—DISTRICT REQUIREMENTS) is amended as follows: Subd. 5. CC (City Center) Districts. Signs are accessory to permitted, interim, and conditional uses in the CC-P, CC-R & E, and CC-OT & R Districts. Only the following signs are permitted in these this districts, unless otherwise specifically provided in this Section: 73 (28) (c) Freestanding Signs: (1) CC-R & E and CC-OT & R: One monument sign shall be permitted per lot provided the height shall not exceed ten feet, and the surface area of the sign shall not exceed 32 square feet. Such signage shall be set back at least ten feet from all lot lines. Th e monument sign may include a changeable copy sign or an electronic changeable copy sign, provided the color of text on an electronic changeable copy sign shall be white or amber with a contrasting dark background. A changeable copy sign or an electronic c hangeable copy sign shall be located in a manner that minimizes views (to the extent possible) from residential properties. In addition, compliance shall be met with the general regulations and restrictions specified for such signs, as outlined in Section 21155.05 of this Chapter. (2)(1) CC-P: One monument sign shall be permitted per lot provided the height shall not exceed ten feet, and the surface area of the sign shall not exceed 64 square feet. Such signage shall be set back at least ten feet from all lot lines. The monument sign may include a changeable copy sign, an electronic changeable copy sign, or an electronic graphic display sign, provided it is set back at least 15 feet from all lot lines and the color of text on an electronic changeable copy signs shall be white or amber with a contrasting dark background. In addition, compliance shall be met with the general regulat ions and restrictions specified for such signs, as outlined in Section 21155.05 of this Chapter. Section 44. Effective Date. This Ordinance shall be in full force and effect upon its passage. ADOPTED by the City Council on this ___th day of _____, 2023. __________________________ Jeffry Wosje, Mayor ATTEST: ____________________________ Jodi M. Gallup, City Clerk 74 Plymouth City Center Design Standards 1 City Center Design Standards MAKING CONNECTIONS | MAKING A PLACE | MAKING A NEIGHBORHOOD 75 Plymouth City Center Design Standards 2 The overhaul of the City Center Design Standards would not have been possible without the Plymouth City Council, Planning Commission, Plymouth Arts Council, community stakeholders, residents, and staff. Thank you to all who provided feedback and helped create this living document. Thank you to the City of Wayzata for creating Design Standards that provided graphics and context for this document. ACKNOWLEDGEMENTS Sources and Fair Use: The illustrations and images herein are prepared exclusively for this document or have been collected from sources specifically identified as being subject to the Creative Commons licensing, and within the Public Domain for non-commercial use without copyright, license, or requirement for attribution. The images so collected and used herein are likewise free for use by others without attribution or license for non-commercial purposes. PLYMOUTH CITY COUNCIL Jeff Wosje, Mayor Alise McGregor, Ward 1 Julie Peterson, Ward 2 Jim Davis, Ward 3 Julie Pointner, Ward 4 Clark Gregor, At-Large Jim Willis, At-Large PLANNING COMMISSION Mike Boo, Chair Marc Anderson, Vice Chair Josh Fowler Jennifer Jerulle Neha Markanda Julie Olson Bill Wixon PLYMOUTH ARTS COUNCIL Keith Bridges, Executive Director Tom Freund, President Lora Horan, Treasurer May Ling Kopecky, Secretary Ken Herren, Board Member Jacque Frazzini, Board Member CITY OF PLYMOUTH STAFF Dave Callister, City Manager Maria Solano, Deputy City Manager Grant Fernelius, Community/Economic Development Manager Jennifer Tomlinson, Parks and Recreation Director Michael Thompson, Public Works Director Chris LaBounty, Deputy Public Works Director/City Engineer Chris McKenzie, Engineering Services Manager Chloe McGuire, Planning and Development Manager Lori Sommers, Senior Planner Shawn Drill, Senior Planner Kip Berglund, Senior Planner Alyssa Fram, Recreation Supervisor PROJECT CONSULTANT NAC Planning, Steve Grittman and Dan Sjordal CITY CENTER 2.0 PLANNING TEAM Hennepin County, Funding GRAEF, Lead Consultant Zan Associates, Public Engagement BDI, Inc., Market Analysis CDG, Bike and Pedestrian Connectivity 76 Plymouth City Center Design Standards 3 TABLE OF CONTENTS VISION AND GOALS ...................................................................................................................4 HOW TO USE THIS DOCUMENT ...............................................................................................5 MAKING CONNECTIONS a. Bicycle and Pedestrian Connectivity ..........................................................................................................7 b. Streetscape ...................................................................................................................................................................8 MAKING A PLACE a. Art ........................................................................................................................................................................................10 b. Landscaping .................................................................................................................................................................11 MAKING A NEIGHBORHOOD a. Architecture ..................................................................................................................................................................12 b. Site Elements ................................................................................................................................................................15 c. Parking .............................................................................................................................................................................17 IMPLEMENTATION EXAMPLES a. City Center North ......................................................................................................................................................20 b. Plymouth Blvd. and 36th Ave. .........................................................................................................................22 c. North Neighborhood .............................................................................................................................................23 d. 34th Ave. Terminus ...................................................................................................................................................24 e. Activity Node ................................................................................................................................................................25 f. East Gateway ...............................................................................................................................................................26 CHECKLIST FOR DEVELOPMENT PROJECTS .........................................................................27 77 Plymouth City Center Design Standards 4 VISION AND GOALS VISION City Center is a vibrant, safe, walkable area that provides the social hub for Plymouth. It is a mixed-use area that provides places to live, work, play, shop, and eat, and provides the civic heart and anchor for the city. GOALS Making Connections (The People) • People can walk and bike safely throughout, and around, City Center. • People who drive to City Center are encouraged to visit numerous locations after parking once. Making a Place (The Feel) • Create a social hub – an area for food, entertainment and hospitality. • Create multiple areas for year- round, outdoor activities that can be programmed for active uses that complement existing civic areas and events. Making a Neighborhood (The Uses) • Encourage residential development to support local businesses with a key focus on nighttime and weekends. • Allow a mix of uses, both vertically and horizontally, with a focus on high-quality architecture. 78 Plymouth City Center Design Standards 5 HOW TO USE THIS DOCUMENT ENFORCEMENT: • The material in this document illustrates the requirements and standards of the City Center Zoning District and will be applied with the force of those regulations. • This document is established as a companion to the Plymouth Zoning Ordinance and the City Center Zoning District (Section 21475). • This document shall also be incorporated into the 2040 Comprehensive Plan, which is currently referenced as “City Center Design Guidelines” but shall be referred to moving forward as the Design Standards. APPLICABILITY: The following types of activities require compliance with these Design Standards: • New building construction. • Any use change that results in residential units (example: conversion of a multi-story office building, with upper floors converted to residential). • Modification involving 15 percent or more of an existing building’s exterior street-exposed façade. • Addition which adds an additional five feet or more of height to an existing building. • Addition which increases the existing building’s ground floor square footage by 15 percent or more. • Alteration of the roof massing and roof height of an existing building. • Site alteration that changes the land cover type of 15 percent or more of the existing site. These Design Standards are considered an integral aspect of the regulations in the CC, City Center Zoning District. The images in this document are intended to illustrate the intent of the regulations and images and ordinance text may vary from one another. While the images communicate examples of preferred development styles within the District, they are only examples, and creative design elements are encouraged to meet the objectives. It is necessary that developers and landowners prepare complete projects that incorporate the elements and concepts illustrated by these images, regardless of scale. From the beginning, developers should expect to present complete applications that address each of the required elements in this document (see checklist on page 27). The city encourages creativity and flexibility in design while still maintaining required elements. The city will provide specific feedback to any proposal when the project requires enhancement to meet the intent of the Design Standards, and/or the specifics of the code. 79 Plymouth City Center Design Standards 6 HOW TO USE THIS DOCUMENT • Any application for Site Plan, Subdivision, Conditional Use Permit, Planned Unit Development, Planned Unit Development Amendments. Submittal requirements can be found in the City Code. • Public infrastructure projects including road rehabilitation projects are referenced in this document, although the Zoning regulations and Design Standards technically apply only to private property. Nonetheless, mirroring the elements of public projects – and designing public projects to fit into the City Center context, is a key aspect of overall District design. The Design Standards do not apply to the following activities: • Replacement, repair, or modification of existing windows or doors with those of a similar size and design. • Replacement, repair, or modification of roofs with the same or equivalent quality materials. • Exterior painting. • Site alterations limited to the repaving or repair of the existing private development site. As a component of any proposal, applications should include a narrative that explains how the project will be consistent with the code requirements of the CC District, and how the project furthers the goals and policies expressed by this Design Standards document. See the Checklist for Development Projects in this document for more information. Where any of these standards conflict with city ordinances, the most stringent regulation shall prevail. 80 Plymouth City Center Design Standards 7 GOALS: • Enhance bicycle facilities within City Center and connecting outside City Center. • Provide bump outs at all pedestrian crossings of private streets and drive-aisles to minimize pedestrian crossing distance. • Crosswalks should be designed with a change in material to identify pedestrian crossing areas. • Encourage a variety of alternative pavements to help delineate different uses (such as patios or sidewalks). • Pedestrian ways should be given special treatment to highlight their use and distinguish them from vehicle circulation. • Make extensive use of alternative pavements, colors, and patterns in private parking areas to set pedestrian pathways off from driving and parking surface. • Private internal walkways should extend over private property to connect building entrances to rear or side parking areas. These walkways should provide pedestrian-scale lighting and 5-foot minimum sidewalk width, and a minimum 6-foot-wide landscape strip at any adjacent building wall. REQUIREMENTS: • Provide connectivity, walkability between buildings and activity centers. All gaps in the pedestrian network must be filled in as development occurs. • The sloped portion of access drives or driveway aprons shall not intrude into the public realm/streetscape. • Adjacent parking areas shall have a defined edge from any sidewalk or streetscape area. • Locate bicycle parking close to the building entrance in a manner that does not impede pedestrian movement. • Where required, private developments shall pave and dedicate public trail or sidewalk on all adjacent roadways, complying with current city public works standards. Pathways must provide a minimum of 5 feet of width in all locations, including an adequate space to walk or maneuver a wheelchair. trails and sidewalk widths must consider utility boxes, street lights, benches, and other obstructions. public trail and sidewalks shall comply with current public works standards. • All development projects must provide a pedestrian walking plan, indicating how pedestrians will circulate the site. The pedestrian walking plan will be an integral part of approval, and pedestrians must have a safe and pleasant experience through the site. Pedestrian movements must be prioritized over vehicular traffic, and those parking onsite and walking into the building or off-site must have a prioritized route, clear from obstructions, nuisances (e.g. walking past loading zones or garbage). • If parking lot connections for shared parking are infeasible, walkways must be provided. • Walkways may not directly abut a building. A minimum 5 foot landscape strip must be provided. MAKING CONNECTIONS: BIKE AND PEDESTRIAN CONNECTIVITY 81 Plymouth City Center Design Standards 8 STANDARDS: • City Center shall have consistent and expected streetscape improvements within the realm of City Center, including public signage, benches, garbage cans, and lighting. These improvements shall be distinct to the City Center to create a sense of place and continuity throughout the area. • Developers shall enhance the quazi-public areas in front of their buildings to provide an inviting feel throughout City Center. • Private projects should put a key focus on integrating their project with the public streetscape. REQUIREMENTS: Bike Racks • Placement on the sidewalk areas shall be designed to ensure a minimum clear pedestrian path of at least 6 feet in width. • Property owners may work with the City to place these in the most suitable location, whether on private or public property. • Bike racks must be within 25 feet of the building. • Bicycle parking spaces shall be visible and convenient from the main building entrance. Signs • Developers shall be required to provide the city easement for gateway signage at the entrances/exits to City Center, including parcels on the northern edge of City Center and the southeastern edge of City Center, for the city to install monument signs. If a private development project is at an edge/gateway to City Center and including a monument sign, the project is required to include city signage on that monument sign, when requested. MAKING CONNECTIONS: STREETSCAPE 82 Plymouth City Center Design Standards 9 Exterior Lighting • All exterior lighting should be designed to maximize the pedestrian use of City Center, focusing on pedestrian pathways, crosswalks, plazas, gardens, building entries, and similar spaces. Nighttime lighting and pedestrian patterns will need to be emphasized for all seasons, to encourage a feeling of safety and ease of wayfinding. • Parking lot lighting should be limited in pole height, maintaining adequate light levels with more, but smaller, fixtures. • Decorative lighting should be included and planned for year-round use. • Lighting shall be pedestrian-scale and meet the Dark Skies Ordinance Benches • Development sites shall provide a minimum of one bench using a City-approved design for each frontage. Locations for benches should be coordinated with entryways, plazas, and similar features, and provide gathering opportunities that cluster benches where appropriate. Pedestrian ways should provide at least 6 feet of clear path, and widened if bench locations require it. • Benches must be sturdy enough for Minnesota winters, but also comfortable enough for residents. Hardscape Elements • Incorporate limestone edges, walls, and similar features. • Plan for year-round landscape interest, including holiday décor, summer annuals etc. • All private streetscape elements, such as small tables, planters, and other seating elements, must be removable and non-permanent. Small tables and planters can be removed to provide opportunities for other outdoor events in this location. • Utility lines must be buried as part of new development projects whenever possible to reduce the visual impact of utility lines. Utility boxes must be fully screened. • Developers are required to use city-chosen site furnishings for public areas adjacent to the project and are responsible for ordering and implementing costs. MAKING CONNECTIONS: STREETSCAPE 83 Plymouth City Center Design Standards 10 GOALS: • The city envisions City Center as a creative district, embracing our local culture through the arts. • Creating a space for performers and artists to flourish. • Development projects, both public and private, should support local artists as much as possible to promote local economic growth and foster a sense of community belonging. • Local art should represent Plymouth’s unique community. • Pedestrian-scale art is encouraged on development projects, including murals, sculpture, areas that encourage people to take photos, and interact with the space. REQUIREMENTS: • All new construction projects are expected to commit half of 1% of total development costs to public art, and work with the Zoning Administrator or their designee to choose art consistent with City needs. If it is decided by the Zoning Administrator that art doesn’t fit the site, the dollars shall go into a Public Art Fund, which will allow for implementation of coordinated art projects throughout City Center. • The Public Art Administrator and Zoning Administrator shall engage the Public Arts Commission and local artists on their decisions. As City Center grows, a public art tour or list of interactive locations will be created. • The Hilde functions as a key arts hub in City Center. Projects in City Center should consider and plan around the Hilde, including items like pedestrian connections to the Hilde and rooftop amenities on projects where outdoor concerts can be heard. • While art is important, development and amenities in City Center must utilize both form and function. • Existing blank walls should be transformed in City Center to provide visual interest - which may happen via public art (such as a mural), open space seating and small parklets (see streetscape section), or landscaping (see landscaping section). MAKING A PLACE: ART This interactive sculpture reads “yo” from one side, and “oy” from the other. People can sit, climb, and take photos with the sculpture that provides a fun sense of place and brings visitors to the area for photos. 84 Plymouth City Center Design Standards 11 GOALS: • Landscapes are encouraged to provide for a wide range of planting materials, and address multiple seasons of interest, including leaf texture, stem color, flower color, season, and branching habits. • Trees should be incorporated for shade, or if visibility to building signage is an issue, pergolas or similar shade structures should be a part of the landscape pattern. • City Center will have lush and abundant plantings that embrace the unique character of the area. • Private developments are responsible for providing both perennial onsite landscaping and maintaining seasonally appropriate flowers. REQUIREMENTS: • Perennial plants should be selected to be fully adapted to the climate and soil conditions, selected to complement other plantings and maximize year-round landscape interest,including species attractive to pollinators, and low- maintenance species to reduce use of pesticides and water. Showy native species are encouraged. • Plantings must come from the city’s approved Tree List or be separately approved by the Park and Recreation Department. • In this dense area, there likely will not be the area required for significant landscaping. Projects must also implement plantings where able – such as window planters and planter boxes. • Shrubs and native pollinator-friendly plants are preferred over other plantings and other species that remain in-tact during winter are ideal to create a sense of place in the winter. • These elements should be an integral aspect of the site and building design package. • Projects should utilize trellises and vines to cover blank walls. • New private irrigation in City Center must be smart irrigation systems. • The University of Minnesota Extension provides a list of plantings for tough sites that should be utilized throughout projects as much as possible. • Landscape plans shall depict species growth in ten years. A landscape escrow shall be held for three years for projects in City Center to ensure plant survival. MAKING A PLACE: LANDSCAPING Small street trees and boulevard plantings create a sense of place and slow traffic. Hanging baskets provide landscaping in an urban environment. 85 Plymouth City Center Design Standards 12 MAKING A NEIGHBORHOOD: ARCHITECTURE GOALS: • The objective of the City Center District is for an organic mix of architecture that contributes to an exceptional and vibrant visual built environment. • The pedestrian-scale of City Center requires active uses on the main floor, as well as significant articulation, visual interest, and high-quality materials. • Multi-level and mixed-use buildings also add significant benefit to the City Center area, as their mass helps to define and frame the streets. Unique building treatments at street corners and a unified, high quality, design schemes are also encouraged. • Residential buildings should also address the street, as well as take advantage of possible views across the public open spaces. • Residential buildings may take different forms, such as townhomes and condominium or apartment buildings, but should always be constructed of high-quality materials and possess varied roof lines and a clear but approachable differentiation between public and private space. They should also include interior parking and provide residents opportunities to access the buildings and relax outdoors, adding to street life and vitality. REQUIREMENTS: BUILDING MASSING • The base or ground floor should appear visually distinct from the upper stories using a change in building materials, window shape or size, an intermediate cornice line, an awning, arcade or portico or similar techniques. The base or ground floor of the building should include elements that relate to the human scale, including texture, projections, door, windows, awnings, canopies, or ornamentation. • Any building over four stories should include a “step back” of the fourth story and above to maintain the pedestrian scale and prevent a sense of “looming” buildings. Varying building height on such buildings, and varying height in comparison to other nearby buildings, is an aspect of visual interest used to achieve the objectives of the District. • A building’s roof line can establish its individuality and interest within the context of a commercial area, and variety in roof lines from building to building can add visual interest to a mixed-use area. Some techniques that add interest include varying heights and cornices within an otherwise unified design scheme, using roof line changes to note entrances or commercial bays, and establishing contrasting roof lines at street corners. • Vary materials and colors. Reflect building materials in the site elements and vice- versa. Consider interior lighting impacts when facing public spaces. • Make positive use of roof-top spaces or penthouse balconies. • Buildings shall be visually interesting, including utilizing a mix of materials, highlighting entrances, and utilizing unique pavers. 86 Plymouth City Center Design Standards 13 • Building design must address both the site, and the surrounding context of surrounding properties and the vision of City Center. • Buildings shall consider the pedestrian environment in a visible way both in terms of use and distinctive architectural elements. • Awnings may encroach over the public right or way, and shall maintain a minimum clear height of no less than seven feet over any public or private sidewalk. • Architecture needs to positively face the street-level visitors and passersby; it needs to differentiate between vertical changes in use when the building is designed for a mixed-use environment, and it needs to create a visually appealing upper-floor. MATERIALS AND DESIGN: • All buildings should be constructed of high-quality materials. The materials must be integrally colored and may consist of brick, natural stone, pre-cast concrete units or glass. Accent materials may include door and window frames, lintels, cornices, architectural metal work, glass block, copper flashing, or similar materials. • Mechanical equipment must be fully screened in an architectural manner consistent with the building design. • Entryways should be prominent architectural features, as well as landscape features. • Building walls that face the street or a public pedestrian walkway or trail shall not have a blank, uninterrupted length exceeding 50 feet for non-residential, mixed-use developments and multi-family developments without including at least two of the following elements: windows, change in plane, change in masonry or pattern, and/or other that breaks up the wall into smaller sections with visual interest. • All ground floor front building facades shall include display windows to allow pedestrians to view goods and activities inside and encourage walking. Windows shall be clear glass with a visible light transmittance of at least 80%. • Windows shall cover a minimum of 50% of the ground floor façade facing public streets and public pedestrian walkway or trail. MAKING A NEIGHBORHOOD: ARCHITECTURE 87 Plymouth City Center Design Standards 14 MAKING A NEIGHBORHOOD: ARCHITECTURE FACADE: • Windowsills of any display window shall be no more than 24 inches from the ground. • Frosted, tinted, black or reflective mirror glass are prohibited. • Windows on the ground floor shall be clear of opaque films or signage in no fewer than 75% of the individual window frames. • The minimum unobstructed depth from the required window to the closest parallel interior wall shall be 10 feet. • Awnings must be of durable materials, and complement the building design, color and materials. Plastic or internally lit awnings are not allowed. 88 Plymouth City Center Design Standards 15 MAKING A NEIGHBORHOOD: SITE ELEMENTS GOALS: • The way the buildings relate to the street and pedestrian space/streetscape is key to creating a sense of place in City Center. • To create a memorable environment, structures must have connections into the active interior portion of a building from the sidewalk. This creates a building that actively engages the pedestrian. • Sites should be seen as an opportunity to fill in gaps in the built environment to create a building wall to provide a more sense of place in City Center. • Vehicles are fundamental in the use of the district but should not be the first thing that visitors see. The visual dominance of vehicles should be reduced through street design, shared parking, and connectivity. Vehicle parking should prioritize safe pedestrian and bicycle connectivity. • Create and encourage shared parking. REQUIREMENTS: • Site circulation should anticipate future connections to adjacent properties where street or pedestrian connections are not currently feasible such as shared access drives, shared parking, and shared sidewalks. • Commercial uses should provide a setback between the sidewalk and building sufficient to accommodate outdoor dining and seating areas. • Buildings adjacent to open space shall provide the primary entrance facing the open space at the sidewalk level. The buildings windows and balconies shall also be oriented towards the open space. • Consider the design of outdoor spaces around buildings, as both visual, but also as useful spaces that employees, customers, and other visitors to enjoy. 89 Plymouth City Center Design Standards 16 MAKING A NEIGHBORHOOD: SITE ELEMENTS • Each development must establish visual and physical connections to the street. • Building facades must have scaled elements to promote pedestrian comfort, safety and orientation. • No façade shall be blank. • Refuse/trash areas shall be located within the primary building. • Buildings should be placed out to the sidewalk at intersections to define the intersections. In some instances, setting the building back from corner to create a unique location for open space, art, or plaza. The design of the building should focus on the street intersection for the benefit of the pedestrian. • Parking shall be located behind the building, with structured or underground parking preferred. • Building shall occupy a minimum of 50% of the street frontage. • Loading areas shall be exempt from the provisions of Section 21135, provided they are located in areas that are the least visible from street views, and/or least disruptive to surrounding vehicular and pedestrian traffic. Loading areas should be placed away from activity centers and pedestrian areas. Where they are exposed to the public view, the visual impact to adjacent properties minimized through building design or landscaping. • Service or loading area shall be screened as provided in the zoning ordinance. Loading docks, truck parking, HVAC equipment, trash collection and other service functions shall be incorporated into the design of the building or screened with walls of similar design and materials to the principal building. Landscape material shall also be incorporated to create a screen of at least 6’ in height. PHASE 0: EXAMPLE OF EXISTING COMMERCIAL CENTER SITE PHASE 1: BUILDING RENOVATIONS + SITE MODIFICATIONS Upgrading retained buildings and creating pedestrian connections within the site. 90 Plymouth City Center Design Standards 17 MAKING A NEIGHBORHOOD: PARKING STANDARDS: • Consider reductions in the number of parking stalls required. • Encourage other means of transportation – walking, biking, and transit. • Standalone structured parking should contain active main floor uses. • The majority of parking for residential uses shall be provided within structured parking. • Surface parking should be supplemented with landscaping and sustainability initiatives such as solar-ready rooftops, EV ready spaces and structures, rain gardens as plantings around surface lots, permeable pavers, internal bike parking, priority compact parking stalls. • A landscaped buffer strip of at least five feet, or a seating wall, shall be provided between surface parking areas and all sidewalks or public streets. • Extensive breaks in parking fields should be created by planting areas that provide shade, capture stormwater, and limit long views of pavement. Alternative pavements help delineate circulation and parking spaces, and in some cases can help manage stormwater through innovative materials. • Design for pedestrian ways within parking areas that minimize walking in drive aisles. • Emphasize pedestrian ways through private and public areas. Pavement markings should be supplemented by alternative colors or materials. • Construct green spaces in parking lot to separate rows of parking, rather than end-of-row planting islands. • Parking lot frontage on pedestrian streets must be reduced, and their edges and interiors should be extensively greened with a combination of hedges, ornamental railings, walls, bollards, trees, and other methods to screen parking lots from pedestrian spaces. • Parking garages must have public entries on each side with vehicle entrances/exists. Public entries must be located on the main floor and be spacious, allowing at least 8 feet of plaza/public access into the building. 91 Plymouth City Center Design Standards 18 MAKING A NEIGHBORHOOD: PARKING REQUIREMENTS: • Large expanses of surface parking is not allowed. • Parking structures, that are below grade or incorporated into buildings, should be located behind buildings to the maximum extent feasible. • Parking structures shall be designed with architectural treatments that emphasize materials, corner building features. Blank concrete facades will not be allowed. Horizontal banks of concrete are not allowed. Facades must be designed with architectural details like the principal building. • The parking structure facades should express top, middle, and base components to create distinctions between levels, and minimize the visual impression of a monolithic structure. • Parking structures entrance drives should be located to minimize conflicts with pedestrian traffic. • Front yard and corner parking locations are to be minimized. • EV chargers may not include digital displays, off-site signage, advertisements, or sound (unless for ADA purposes). • Parking shall include, at a minimum, one of the following sustainability initiatives: o EV-ready parking stalls o Solar-ready rooftops on structured parking o Raingarden perimeters on surface lots o Permeable pavers on surface lots A mixed-use building with a camouflaged parking entrance leading to rear parking. 92 Plymouth City Center Design Standards 19 IMPLEMENTATION EXAMPLES The following implementation examples show specific areas throughout City Center fully built out in alignment with the vision for City Center. Each implementation example has a section identifying key elements of the graphic, a section identifying where flexibility would be considered, and a section describing areas where the city would not allow flexibility in the vision. These drawings are meant to provide a visual that evokes the feeling of City Center, with the spirit and intent of the ordinances and plan. 93 Plymouth City Center Design Standards 20 CITY CENTER NORTH Key Elements: • Two significant residential projects that anchor Vicksburg Lane and Rockford Road corners, with interior courtyard surface parking, and significant below-ground and/or ground-level structured parking. • Shared parking ramp hidden behind key corridors. • Additional housing options. • A restaurant in this general location serves the Fitness and Ice Center traffic. IMPLEMENTATION EXAMPLES The southeast corner of Vicksburg Ln & Rockford Rd 94 Plymouth City Center Design Standards 21 IMPLEMENTATION EXAMPLES Flexibility in Vision: • The Plymouth Boulevard building could incorporate mixed-use development on the ground floor level. • A portion of the parking demand in the northerly section of this area would benefit from the proposed parking structure. This structure can provide overflow for the residential units, much of the parking for the commercial sites along Vicksburg Lane (including the restaurant site shown), as well as existing commercial uses in the area. • 38th Avenue likely will not connect to Vicksburg Lane, but will be analyzed as projects come in. Implementation: • Projects should include extensive attention to making architectural statements and provide intensive landscape and hardscape elements. • Connections through and to the adjoining pedestrian and bicycle circulation system. • Restaurant locations serve to anchor the string of commercial uses along the major roadways they face, as well as taking advantage of the adjoining population base in the adjoining residential buildings. • Stormwater treatment area designed as a site amenity (as well as its more functional role). o Connecting to other such treatment in the district, these areas can serve a combined utility and open space purpose. Development proposals made for the area should expect to incorporate stormwater design that can accommodate this plan, both from a drainage and landscape perspectives 95 Plymouth City Center Design Standards 22 IMPLEMENTATION EXAMPLES PLYMOUTH BOULEVARD AND 36TH AVENUE Key Elements: • Infill of existing underutilized areas for either new buildings or parking structures • Intensive mixed-use development along the Plymouth Boulevard frontage of the Ice Center • Infill along 36th Avenue emphasizes this street as an entry into City Center. • Viewsheds considered north and east of Plymouth Boulevard. • Ponding as an open space amenity. • Development along Plymouth Boulevard can utilize existing grades for structured parking below the principal building, provide commercial frontage and exposure along Plymouth Boulevard, and incorporate convenience commercial services to users of the Fitness and Ice Center facilities. The mixed-use building in the lower center of the view provides one of the best opportunities for such a development. Flexibility in Vision: • The Plymouth Ice Center (PIC)/Lifetime Fitness parking lot is city-owned and is a unique site that could support a variety of uses, including a public parking garage, residential development, an additional sheet of ice, outdoor amenities and activity spaces, or vertically mixed-use buildings. Implementation: • The city-owned parking lot at the PIC/Lifetime Fitness, while a flexible site, should include increased density regardless of use. This area should provide a public amenity, whether that be affordable housing, public parking, an additional sheet of ice, or outdoor activity areas that can be programmed for the city’s specific needs. This site could also include a shared parking ramp to serve the area. The city should work with an experienced developer to come up with creative ideas for this parcel. • Residential development should be incorporated into this area. • Infill development on smaller and underutilized parcels. View looking east down 36th Avenue at the existing Plymouth Ice Center. 96 Plymouth City Center Design Standards 23 IMPLEMENTATION EXAMPLES NORTH NEIGHBORHOOD – FITNESS/ICE CENTER/PLYMOUTH BOULEVARD Key Elements: • Multi-level parking structure that adjoins the new mixed- use buildings along Plymouth Boulevard. Flexibility in Vision: • Highly flexible area under City-ownership. • Site could include structured parking, residential, or mixed- use development. • Site could also accommodate transit stop. • Park and ride options may be integrated into parking structure. • Parking structure should be provided in this general area, flexible on location. Implementation: • High quality, 4-sided architecture regardless of use. • Structured parking on the PIC/Lifetime Fitness Site. • Potential for 4th sheet of ice on the PIC building. Looking southwest towards Plymouth Boulevard and 37th Avenue from Plymouth Town Square. 97 Plymouth City Center Design Standards 24 IMPLEMENTATION EXAMPLES 34TH AVENUE TERMINUS Key Elements: • The connection of 34th Avenue to Plymouth Boulevard provides one of the major crossings of Plymouth Boulevard between the east and west sides of City Center. • A significant terminal view for those coming east on 34th Avenue a notable opening in the line of buildings that are shown to front Plymouth Boulevard, and a design which takes its shape from the Hilde Center access location just to the south. • This layout creates a pedestrian landing area for foot traffic crossing Plymouth Boulevard and focuses traffic to the fitness facility to increase pedestrian and bicycle traffic. • Infill buildings with frontage on Plymouth Boulevard, with joint structured parking behind and below. Flexibility in Vision: • Highly flexible area under City-ownership. • Site could include structured parking, residential, or mixed-use development. • Site could also accommodate transit stop. Implementation: • High quality, 4-sided architecture regardless of use. • Structured parking on the PIC/Lifetime Fitness Site. • Density within parking lot site. • High quality landscaping and treated pavement. • City partnership with developer who can design site to incorporate numerous uses to meet city goals. Site looking east at the Plymouth Ice Center/Lifetime Fitness parking lot. 98 Plymouth City Center Design Standards 25 IMPLEMENTATION EXAMPLES ACTIVITY NODE Key Elements: • Open space creating an amenity for commercial uses. • Restaurant spaces across 34th Avenue to the north. • Bulk of the uses around the square, at ground level, are encouraged to be commercial in nature. The public or quasi-public uses in this area should complement, and drive traffic to, the surrounding commercial businesses and the Hilde just to the east of this district. • Pavement surfaces are encouraged to avoid asphalt or typical smooth grey concrete. • Alternative surfaces, colors, and materials are encouraged in both public and private areas. • On-street parking as alternative pavement, including permeable pavements to manage stormwater should be evaluated where feasible. Flexibility in Vision: • A key component of implementing this vision as shown above is either the city purchase of a piece of land, or a private redevelopment project that is required to dedicate land to the city for public open space. With a private redevelopment project, the amount of land dedicated to public open space could decrease significantly from what is seen above. • Commercial spaces should consider rooftop amenities in this area, which provide a unique view of the public open space and the Hilde. • This area provides a unique opportunity to close the road from the existing movie theater to the Hilde and could provide a location for festivals and events. Implementation: • Implementation of proposed open space involves public purchase of this site, or land dedication through adjacent development. • Public open space required in this area to provide another gathering space and refuge for pedestrians walking throughout City Center, especially those going to/from the Hilde. • Require active commercial spaces on main floor spaces on 34th Avenue. • Uses around this area must consider and provide for connections to the Hilde, as well as adjacent commercial spaces. View to southeast. 99 Plymouth City Center Design Standards 26 IMPLEMENTATION EXAMPLES EAST GATEWAY Key Elements: • Plymouth Boulevard sweeps into the area through a green- flanked landscape to a roundabout. • The separation of this area – with its valuable Highway 55 frontage – provides an attractive site for a Hotel and Business Center or Convention facility. • Enhancing the entry drive along 34th Avenue provides an opportunity to create a unique gateway to the City Center area, and the hotel complex helps attract visual attention to the district. • The area between City Hall and Highway 55 sits lower than the highway, and can accommodate a multi-story facility, with tiers of lower-level structured parking below, without creating an overly dominant building height. Flexibility in Vision: • Flexible on uses, overall height, and massing. Implementation: • Increased density onsite, regardless of use. • Gateway from Highway 55 into City Center. Signage should be considered at this intersection. • Allow increased height here since no adjacent neighbors impacted. • Pedestrian crossings to Post Office and City Hall, with an increased trail network. • Increased high-quality landscaping in this area that provides a lush entrance to City Center from Highway 55. • Project should be a cornerstone of City Center and will act as a gateway. Project should partner with the city on any additional signage that is needed onsite. Looking towards Highway 55 from City Hall. 100 Plymouth City Center Design Standards 27 CHECKLIST FOR DEVELOPMENT PROJECTS As a part of any individual application requirements provided for in the Zoning Ordinance and those elements listed in the City Center application checklist, projects within City Center shall provide: Any new building requires a sketch plan application prior to a full zoning application and review Narrative describing how the project aligns with the City Center vision, goals, and requirements Planning data including: o Project density calculations o Open space calculations o Floor area o Parking count o Lighting plan o Bike parking count o Pedestrian circulation plan Four-sided, eye-level building elevations in color including: o Full screening of mechanical equipment including HVAC, meters, private utility boxes and pedestals, utility lines, and any other such component. Public street signs and light poles must also be shown. o Section diagram showing concealment of any proposed rooftop equipment from eye-level view at adjacent public rights of way. o Building materials and color palette describing proposed materials. Documentation shall include (but not be limited to) color chips for walls, accent materials, trims, awnings, architectural metalwork and samples of visible roofing. o Elevations must have adjacent buildings labeled. o Accurately colored and detailed three-dimensional perspective images (renderings) from at least two vantage points. The perspective images may be waived for small projects at the discretion of community and economic development staff. Firetruck turning radius diagram showing how a firetruck can maneuver through the site Pedestrian walking diagram showing access from parking structures to building entrances, and building entrances to adjacent sidewalks/trails. Pedestrians must not walk past garbage areas, loading zones, etc. 101 Plymouth City Center Design Standards 28 CHECKLIST FOR DEVELOPMENT PROJECTS Site plans must include: o Standard site plan requirements, including lighting plan. o Light poles, street signs, existing utility boxes, fire hydrants, etc. to ensure clear paths for pedestrians and bicyclists. A minimum pedestrian walkway with a clear path of 6 feet in width will be required. o Vicinity map inset of City Center District. o Proposed building footprints; building walls and openings (doors and windows).o Lot coverage area, impervious surface area, and exterior paving. o Dimensions and materials for any surface parking or structured parking entrances. o Location of any proposed mechanical equipment (e.g. Meters, A/C condensers, back flow preventers, cooling towers, pump houses, electrical transformers), whether ground-, wall-, or roof-mounted. I llustrated Landscape Plan of the proposed project that includes the following: o Schematic landscape planting plans for all open space o Proposed hardscape location, dimensions, materials, and area o Seasonal variations in site and landscape elements, including planters, structures, etc. o Proposed artwork o Site furniture, traffic control signage, utility equipment cabinets and similar elements Internal building plan including: o Residential units by square footage and bedroom count o Residential common amenity areas o Commercial square footage, gross and net o Elevators, stairs, and building circulation o Trash and recycling rooms and exterior access areas o Bike parking o Mechanical and rooftop equipment Any other forms associated with other applications. This is an extra set of requirements in addition to the standard site plan, preliminary plat, CUP, etc. applications. 102